13070 Highway 36 · Comanche, TX 76442

$110,000

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 29 Days on market

Built 1998 2.47 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect location, doublewide on almost 3 acres 8 mins from town. this property is a fixer upper has a large detached carport and a 3 bedroom 2 bath double wide that needs work. Property is on septic and well.

Key facts

• Septic
• Almost 3 acres
• Well

Tags

• ALMOST 3 ACRES
• LARGE DETACHED CARPORT
• FIXER UPPER
• SEPTIC
• WELL

Property features AI

Finance

• Other: Approximately 2.47-acre lot; Will not subdivide; Directions: on Highway 36 towards Gustine about 6 miles from town
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport; 3 covered/carport spaces
• Utilities: Well water; Septic system; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Subdivision: Southfork Sub
• Construction: Composition roof; Pillar/Post/Pier foundation; Built in 1998
• Exterior features: Cross-fenced lot; Covered patio/porch; Cleared lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Single-story home; One living area and one dining area; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 1.9% in Comanche — 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 64/100 on livability (#763 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, amenities F.
• Comanche ISD (town): math 39% / reading 36% proficiency, ranked #484 of 826 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Comanche El (math 44% / reading 37%, grade F, #1,490 of 4,322 statewide, top 35%, 639 students, 65% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 172 active listings in the ZIP; 4 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Comanche County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 10.62%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 6.2

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $7,488
• Equity at exit: $16,401

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $39,203
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

ZIP-level market 76442

• Home prices YoY: -15.9%
• Active inventory: 172
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $397

Break-even live

Break-even rent $981

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $459	-5% $428	+0% $397	+5% $366	+10% $335
Rent	-10% $280	-5% $338	+0% $397	+5% $456	+10% $514
Rate	-1.0pp $452	-0.5pp $425	base $397	+0.5pp $368	+1.0pp $339

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $110,000 Active 29 DOM
2. 2026-06-18
   days on market $110,000 Active 27 DOM
3. 2026-06-17
   price $110,000 Active 26 DOM
4. 2026-06-17
   days on market $120,000 Active 26 DOM
5. 2026-06-16
   days on market $120,000 Active 25 DOM
6. 2026-06-15
   days on market $120,000 Active 24 DOM
7. 2026-06-13
   days on market $120,000 Active 22 DOM
8. 2026-06-12
   days on market $120,000 Active 21 DOM
9. 2026-06-09
   days on market $120,000 Active 18 DOM
10. 2026-06-08
    days on market $120,000 Active 17 DOM
11. 2026-06-08
    days on market $120,000 Active 16 DOM
12. 2026-06-07
    days on market $120,000 Active 15 DOM
13. 2026-06-03
    days on market $120,000 Active 12 DOM
14. 2026-06-02
    days on market $120,000 Active 11 DOM
15. 2026-06-01
    days on market $120,000 Active 10 DOM
16. 2026-05-31
    days on market $120,000 Active 9 DOM
17. 2026-05-22
    listed $120,000 Active
18. 2020-10-14
    soldstatus
19. 2009-06-01
    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: $1,828 · $152/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$185/yr (+$15/mo · 10.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major 67% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,802
• − Mortgage interest: −$6,162
• − Property taxes: −$1,828
• − Insurance: −$550
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,200
• Taxable income: $3,214
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $3,992/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: Comanche ISD
• NCES district ID: 4814760
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $37,766
• Composite: 31.27/100
• National rank: #6024
• State rank: #484 of 826 in TX

Livability — Comanche

• Score: 64/100
• State rank: #763
• US rank: #13962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,082
• Population (ZIP): 7,082

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 12,214 people
• By 2030: 11,531 · -5.6%
• By 2040: 10,132 · -17.0%
• By 2050: 8,724 · -28.6%
• By 2075: 5,684 · -53.5%
• By 2100: 3,649 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 35% Two or more races 25% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 5% Slovak 1% Serbian 1%
• Foreign-born: 10% · Canada
• Languages at home: 76% English-only · Spanish 23% German/W. Germanic 1%

Political lean MEDSL · Comanche

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.8%
• 2008→2024 swing: -26.5pp toward R · 2008: -47.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.0 2016: R+67.4 2012: R+62.3 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.00%
• Current HPI: 216.9759
• 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

• 2026-05-22 Listed $120,000 NTREIS
• 2020-10-14 Sold (Public Records) — Public Records
• 2009-06-01 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,828 · +1.7% YoY. Source: county tax records.