246 Margarita Dr

Mustang Ridge, TX 78616

$272,000F

4 bd · 2.0 ba · 1,046 sqft · Built 2023 · Manufactured · Pending · 295 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,800/mo
• Mortgage (P&I): −$1,426
• Tax + insurance: −$281
• HOA: −$0
• Vac / Maint / Mgmt: −$378
• Net cashflow: $-285/mo
• Annual: $-3,423/yr
• Cap rate: 5.03%
• Cash-on-cash: -4.49%
• DSCR: 0.80
• 1% rule: 0.66%
• Cash to close: $76,160

Investor read

• This is a 4-bed/2.0-bath manufactured listed at $272k.
• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (33.8% below list).
• It's been on market 295 days — a 12% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $180k (33.8% below list) — sets the bar for 1% rule.
• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Location reads 63/100 on livability (#854 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Bastrop ISD (rural): math 25% / reading 28% proficiency, ranked #670 of 826 in TX (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cedar Creek El (math 12% / reading 13%, grade F, #4,167 of 4,322 statewide, top 97%, 1,077 students, 92% FRL); Cedar Creek Middle (math 21% / reading 28%, grade F, #1,279 of 1,662 statewide, top 78%, 1,040 students, 90% FRL); Cedar Creek H S (math 44% / reading 39%, grade F, #767 of 1,632 statewide, top 47%, 2,002 students, 75% FRL) — zoned schools average 86% FRL vs 62% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 204 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,841 units permitted in Bastrop County in 2024 (150 in 5+ unit buildings).
• Bastrop County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• It's been on market 295 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.