201 N Austin Ave · Snyder, TX 79549

$98,000

5 bd · 3.0 ba · 1,976 sqft · Other · 72 Days on market

Built 2013 0.96 ac lot ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 bedroom, 3 bathroom manufactured home on approximately 1 acre offering a hard-to-find combination of space and price. Generous layout with open living, interior laundry, and a private sequestered primary suite featuring dual sinks, separate tub and shower, and a large walk-in closet. Covered parking, storage shed, and ample outdoor space add to the functionality. A practical option for those seeking more room at a competitive price point. Call today to schedule your showing!

Key facts

• 0.96 acre lot
• Garage
• Built 2013

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,008 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Snyder ISD (town): math 33% / reading 31% proficiency, ranked #577 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 32 units permitted in Scurry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scurry County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $92,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 1.70% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.06%
• DSCR: 2.25
• GRM: 4.9

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $25,009
• Equity at exit: $14,612

10-year hold

• IRR: 30.3%
• Equity multiple: 3.71×
• Total profit: $74,499
• Equity at exit: $8,473

Cash invested: $27,440 (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 79549

• Active inventory: 107
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $642

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 57%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $98,000 Active 72 DOM
2. 2026-06-17
   days on market $98,000 Active 71 DOM
3. 2026-06-17
   price $98,000 Active 70 DOM
4. 2026-06-16
   days on market $100,000 Active 70 DOM
5. 2026-06-15
   days on market $100,000 Active 69 DOM
6. 2026-06-15
   days on market $100,000 Active 68 DOM
7. 2026-06-13
   days on market $100,000 Active 67 DOM
8. 2026-06-12
   days on market $100,000 Active 66 DOM
9. 2026-06-09
   days on market $100,000 Active 63 DOM
10. 2026-06-08
    days on market $100,000 Active 62 DOM
11. 2026-06-08
    days on market $100,000 Active 61 DOM
12. 2026-06-07
    days on market $100,000 Active 60 DOM
13. 2026-06-03
    days on market $100,000 Active 57 DOM
14. 2026-06-02
    days on market $100,000 Active 56 DOM
15. 2026-06-01
    days on market $100,000 Active 55 DOM
16. 2026-05-31
    days on market $100,000 Active 54 DOM
17. 2026-05-12
    price $110,000 481-char remark

    Show marketing remark (481 chars)

    5 bedroom, 3 bathroom manufactured home on approximately 1 acre offering a hard-to-find combination of space and price. Generous layout with open living, interior laundry, and a private sequestered primary suite featuring dual sinks, separate tub and shower, and a large walk-in closet. Covered parking, storage shed, and ample outdoor space add to the functionality. A practical option for those seeking more room at a competitive price point. Call today to schedule your showing!

18. 2026-05-06
    price $112,500 481-char remark

    Show marketing remark (481 chars)

    5 bedroom, 3 bathroom manufactured home on approximately 1 acre offering a hard-to-find combination of space and price. Generous layout with open living, interior laundry, and a private sequestered primary suite featuring dual sinks, separate tub and shower, and a large walk-in closet. Covered parking, storage shed, and ample outdoor space add to the functionality. A practical option for those seeking more room at a competitive price point. Call today to schedule your showing!

19. 2026-04-18
    price $115,000 481-char remark

    Show marketing remark (481 chars)

    5 bedroom, 3 bathroom manufactured home on approximately 1 acre offering a hard-to-find combination of space and price. Generous layout with open living, interior laundry, and a private sequestered primary suite featuring dual sinks, separate tub and shower, and a large walk-in closet. Covered parking, storage shed, and ample outdoor space add to the functionality. A practical option for those seeking more room at a competitive price point. Call today to schedule your showing!

20. 2026-04-07
    listed $120,000 Active 481-char remark

    Show marketing remark (481 chars)

    5 bedroom, 3 bathroom manufactured home on approximately 1 acre offering a hard-to-find combination of space and price. Generous layout with open living, interior laundry, and a private sequestered primary suite featuring dual sinks, separate tub and shower, and a large walk-in closet. Covered parking, storage shed, and ample outdoor space add to the functionality. A practical option for those seeking more room at a competitive price point. Call today to schedule your showing!

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,033
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$2,851
• Taxable income: $6,528
• Est. tax owed @ 24.0%: −$1,567
• After-tax cash flow: $6,133/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: Snyder ISD
• NCES district ID: 4840650
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $48,075
• Composite: 27.69/100
• National rank: #6912
• State rank: #577 of 826 in TX

Livability — Snyder

• Score: 61/100
• State rank: #1008
• US rank: #17920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snyder, TX
• Population (ZIP): 15,505

Population outlook (Scurry County) Hauer SSP2

• Today (2025): 18,819 people
• By 2030: 19,548 · +3.9%
• By 2040: 21,178 · +12.5%
• By 2050: 22,980 · +22.1%
• By 2075: 27,055 · +43.8%
• By 2100: 28,065 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 48% Hispanic / Latino 44% Two or more races 14% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 75% English-only · Spanish 25%

Political lean MEDSL · Scurry

• 2024 margin: Solid R (+73.6) · D 12.8% · R 86.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -59.7pp · 2024: -73.6pp
• All cycles: 2024: R+73.6 2020: R+71.0 2016: R+69.8 2012: R+65.4 2008: R+59.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.76%
• Current HPI: 137.2297
• 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

-8.3% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $110,000 PBBOR
• 2026-05-06 Price Changed $112,500 PBBOR
• 2026-04-18 Price Changed $115,000 PBBOR
• 2026-04-07 Listed $120,000 PBBOR

Property tax history

+1.0%/yr

Latest (2019): $49 · -6.5% YoY. Source: county tax records.