813 W 12th St · Cameron, TX 76520

$169,000

4 bd · 3.0 ba · 2,368 sqft · Manufactured public records · 45 Days on market

Built 1997 0.30 ac lot ↓ 6% since listing

---

Why this score? — see what drove the C- 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful 4 bedroom 3 bath home has it all! TWO LIVING ROOMS! The first living room has an open concept, lots of natural light, wood burning fireplace, laminate flooring, and plenty of space for entertaining! The second living room can be used as an additional living space, playroom, office, or formal dining area. Kitchen includes: lots of cabinet space for storage, updated appliances, and an island. A bonus space is located off of kitchen. Outside, the large backyard is a private retreat, perfect for summer barbecues or simply relaxing in the sun. Enjoy the back patio and deck, ideal for outdoor dining or drinking your morning coffee with a view of your fruit trees and nature. No HOA,

Key facts

• Updated appliances
• Large backyard
• Two living rooms

Tags

• TWO LIVING ROOMS
• WOOD BURNING FIREPLACE
• UPDATED APPLIANCES
• LARGE BACKYARD
• BACK PATIO
• FRUIT TREES

Property features AI

Finance

• Other: Possession negotiable; Listing status: Pending
• Financial info: Listing terms include Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Detached carport; 2 covered parking spaces; 2 carport spaces; Driveway
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Single-story mobile home; One level; Property type: Residential (Mobile Home)
• Construction: Built in 1997 (preowned); Siding exterior; Metal roof; Pillar/post/pier foundation
• Exterior features: Covered front and rear porches; Covered porch(es); Storage; Wood fencing; Landscaped yard; Grassed vegetation

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom with ensuite bath, garden tub and separate shower; Second primary suite with ensuite bath
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 3 full bathrooms (all on main level)
• Heating & cooling: Central heating (electric); Central air; Ceiling fans; Electric cooling components
• Interior features: Kitchen island; 2 living areas; 1 dining area; 11 total rooms; Bonus room
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/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 $162k (4.3% below list).
• Recommended offer: $162k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 2.9% in Cameron — 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 (#812 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment D-.
• Cameron ISD (rural): math 44% / reading 44% proficiency, ranked #312 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cameron El (math 44% / reading 41%, grade F, #1,313 of 4,322 statewide, top 31%, 303 students, 76% FRL); Cameron Middle (math 47% / reading 46%, grade D+, #443 of 1,662 statewide, top 28%, 356 students, 73% FRL); Cameron Yoe H S (math 32% / reading 42%, grade F, #897 of 1,632 statewide, top 57%, 474 students, 69% FRL).
• Market conditions: 134 active listings in the ZIP; 77 units permitted in Milam County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Milam County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,720 (4.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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. 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: 0.96% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.7

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-11,129
• Equity at exit: $25,198

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $11,060
• Equity at exit: $14,612

Cash invested: $47,320 (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 76520

• Home prices YoY: -31.4%
• Active inventory: 134
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $256

Break-even live

Break-even rent $1,293

Max offer price $169,000

Occupancy floor 79%

Sensitivity live

Price	-10% $352	-5% $304	+0% $256	+5% $208	+10% $161
Rent	-10% $129	-5% $192	+0% $256	+5% $320	+10% $384
Rate	-1.0pp $341	-0.5pp $299	base $256	+0.5pp $212	+1.0pp $168

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   historical Active Option Contract
3. 2026-03-26
   price $169,000
4. 2026-03-14
   listed $180,000 Active
5. 2011-02-14
   soldstatus
6. 2010-04-27
   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: $776 · $65/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$2,317/yr (+$193/mo · 298.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,406
• − Mortgage interest: −$9,467
• − Property taxes: −$776
• − Insurance: −$845
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$4,916
• Taxable income: $298
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $3,004/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: Cameron ISD
• NCES district ID: 4812640
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 44% ▲ 5.00%
• Median HH income: $37,973
• Composite: 36.67/100
• National rank: #4611
• State rank: #312 of 826 in TX

Livability — Cameron

• Score: 64/100
• State rank: #812
• US rank: #14747

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cameron, TX
• Population (ZIP): 8,098

Population outlook (Milam County) Hauer SSP2

• Today (2025): 24,051 people
• By 2030: 23,613 · -1.8%
• By 2040: 22,693 · -5.6%
• By 2050: 21,879 · -9.0%
• By 2075: 20,974 · -12.8%
• By 2100: 19,414 · -19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 47% Hispanic / Latino 32% Black 18% Two or more races 11%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Portuguese 2% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 79% English-only · Spanish 20%

Political lean MEDSL · Milam

• 2024 margin: Solid R (+57.3) · D 21.0% · R 78.3%
• 2008→2024 swing: -31.3pp toward R · 2008: -26.0pp · 2024: -57.3pp
• All cycles: 2024: R+57.3 2020: R+51.9 2016: R+49.9 2012: R+34.6 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.27%
• Current HPI: 167.0164
• 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

-6.1% since first listed

6 events — show timeline

• 2026-04-28 Pending — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-03-26 Price Changed $169,000 NTREIS
• 2026-03-14 Listed $180,000 NTREIS
• 2011-02-14 Sold (Public Records) — Public Records
• 2010-04-27 Sold (Public Records) — Public Records

Property tax history

+22.4%/yr

Latest (2025): $776 · +1120.3% YoY. Source: county tax records.