403 E Third St · Camp Wood, TX 78833

$120,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 28 Days on market

Built 1988 0.34 ac lot

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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 +16.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very well maintained 1064 Sq Ft 1988 3/2 River Cove Mobile Home with an additional 384 Ft of Porches sitting on a double corner lot one block from Nueces Canyon Elementary. The interior of the home has been meticulously cared for by the owner with touches like added storage, fireplace, master bedroom with a double closet and oversized tub. The 15,000 Sq Ft yard +/- well is established with Pride of Barbados, Roses, Grapes, Wisteria and Several Fruit Trees. There are two outbuildings one houses a meat processing, canning, storage and work shop area. The other a game room with wet bar. Come kick back and enjoy this slice of the Texas Hill Country. $75,000.00 Shown by appointment only.

Key facts

• Fenced yard
• Outbuildings
• Screened porch

Tags

• OUTDOOR LIVING SPACES
• SCREENED PORCH
• CORNER LOT
• FENCED YARD
• MULTIPLE WORKSHOPS
• OUTBUILDINGS

Property features AI

Finance

• Other: Possession at closing/funding; Listing is for sale (not a short sale)
• HOA & community: Subdivision information available

Exterior

• Parking: Detached parking
• Utilities: City water and sewer; Electric service: TXU Energy; Garbage service: Camp Wood; Water supplier: Camp Wood; Sewer supplier: Camp Wood; Gas: N/A; Electric water heater
• Home design: Pre-owned single-family property; Front exposure facing east
• Construction: Approximately 38 years old; Aluminum exterior; Metal roof; Other type foundation (see remarks)
• Exterior features: Privacy and partial fencing; Screened porch; Storage building / shed; Workshop; Mature trees; Corner lot; Level lot; Street paved with streetlights; city street; asphalt

Interior

• Kitchen: Cooktop; Microwave oven; Stove/Range; Refrigerator
• Bedrooms: Master bedroom on lower level with full bath; Bedroom 2 (11 x 12); Bedroom 3 (10 x 10); Master bedroom dimensions 12 x 10
• Flooring: Carpeting; Linoleum; Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (8 x 9)
• Heating & cooling: Central heating (electric); Central air conditioning (1 unit)
• Interior features: Ceiling fans; Eat-in kitchen with breakfast bar; One living area; Utility room inside; Cable TV available; All bedrooms downstairs; Laundry located in closet on main level; All window coverings remain; City garbage service
• Laundry & utility: Washer and dryer included; Washer connection; Dryer connection; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $64 ($769/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 $106k (11.7% below list).
• Recommended offer: $106k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,241 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Nueces Canyon CISD (rural): math 40% / reading 50% proficiency, ranked #596 of 1,141 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($830 loan paydown + $4k appreciation (3.7% local appreciation)).
• Real County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,981 (11.7% 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. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.69×
• Total profit: $23,057
• Equity at exit: $58,788

10-year hold

• IRR: 13.3%
• Equity multiple: 3.11×
• Total profit: $70,904
• Equity at exit: $94,549

Cash invested: $33,600 (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 78833

• Home prices YoY: 4.7%
• Active inventory: 61
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $64

Break-even live

Break-even rent $979

Max offer price $120,000

Occupancy floor 89%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $120,000 Active 28 DOM
2. 2026-06-17
   days on market $120,000 Active 27 DOM
3. 2026-06-16
   days on market $120,000 Active 26 DOM
4. 2026-06-15
   days on market $120,000 Active 25 DOM
5. 2026-06-15
   days on market $120,000 Active 24 DOM
6. 2026-06-13
   days on market $120,000 Active 23 DOM
7. 2026-06-12
   days on market $120,000 Active 22 DOM
8. 2026-06-10
   days on market $120,000 Active 19 DOM
9. 2026-06-08
   days on market $120,000 Active 18 DOM
10. 2026-06-08
    days on market $120,000 Active 17 DOM
11. 2026-06-05
    days on market $120,000 Active 15 DOM
12. 2026-06-03
    days on market $120,000 Active 13 DOM
13. 2026-06-02
    days on market $120,000 Active 12 DOM
14. 2026-06-01
    statusdays on market $120,000 Active 11 DOM
15. 2026-05-31
    days on market $120,000 New 10 DOM
16. 2026-05-21
    listed $120,000 New
17. 2023-05-05
    soldstatus Closed 692-char remark

    Show marketing remark (692 chars)

    Very well maintained 1064 Sq Ft 1988 3/2 River Cove Mobile Home with an additional 384 Ft of Porches sitting on a double corner lot one block from Nueces Canyon Elementary. The interior of the home has been meticulously cared for by the owner with touches like added storage, fireplace, master bedroom with a double closet and oversized tub. The 15,000 Sq Ft yard +/- well is established with Pride of Barbados, Roses, Grapes, Wisteria and Several Fruit Trees. There are two outbuildings one houses a meat processing, canning, storage and work shop area. The other a game room with wet bar. Come kick back and enjoy this slice of the Texas Hill Country. $75,000.00 Shown by appointment only.

18. 2023-05-04
    soldstatus
19. 2023-02-07
    listed $75,000 Active 692-char remark

    Show marketing remark (692 chars)

    Very well maintained 1064 Sq Ft 1988 3/2 River Cove Mobile Home with an additional 384 Ft of Porches sitting on a double corner lot one block from Nueces Canyon Elementary. The interior of the home has been meticulously cared for by the owner with touches like added storage, fireplace, master bedroom with a double closet and oversized tub. The 15,000 Sq Ft yard +/- well is established with Pride of Barbados, Roses, Grapes, Wisteria and Several Fruit Trees. There are two outbuildings one houses a meat processing, canning, storage and work shop area. The other a game room with wet bar. Come kick back and enjoy this slice of the Texas Hill Country. $75,000.00 Shown by appointment only.

20. 2002-03-04
    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: $1,127 · $94/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,069/yr (+$89/mo · 94.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 22 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: $12,718
• − Mortgage interest: −$6,722
• − Property taxes: −$1,127
• − Insurance: −$600
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$3,491
• Taxable loss: −$1,257
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $1,070/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: Nueces Canyon CISD
• NCES district ID: 4833240
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $34,273
• Composite: 39.34/100
• National rank: #8162
• State rank: #596 of 1141 in TX

Livability — Camp Wood

• Score: 57/100
• State rank: #1241
• US rank: #21699

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camp Wood, TX
• Population (ZIP): 1,173

Population outlook (Real County) Hauer SSP2

• Today (2025): 3,289 people
• By 2030: 3,225 · -1.9%
• By 2040: 3,093 · -6.0%
• By 2050: 2,948 · -10.4%
• By 2075: 2,678 · -18.6%
• By 2100: 2,196 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 38% Two or more races 3%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Romanian 4% Slovak 3% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 74% English-only · Spanish 26%

Political lean MEDSL · Real

• 2024 margin: Solid R (+66.9) · D 16.1% · R 83.0%
• 2008→2024 swing: -13.9pp toward R · 2008: -53.0pp · 2024: -66.9pp
• All cycles: 2024: R+66.9 2020: R+66.8 2016: R+66.8 2012: R+62.6 2008: R+53.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.71%
• Current HPI: 83.3756
• 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

+60.0% since first listed

5 events — show timeline

• 2026-05-21 Listed $120,000 LERA
• 2023-05-05 Sold (MLS) — KVMLS
• 2023-05-04 Sold (Public Records) — Public Records
• 2023-02-07 Listed $75,000 KVMLS
• 2002-03-04 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,127 · -2.1% YoY. Source: county tax records.