551 Boysenberry Rd · Lyons, TX 77879

$165,000

3 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 77 Days on market

Built 2022 Good condition 0.49 ac lot $152/sqft · 40% above area Est $118k · 40% over

---

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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.9/10.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to this brand new 2022 built home situated on a spacious half acre lot near Lake Somerville. Never lived in, this 3 bedroom 2 bath home is move in ready and perfect for those looking to enjoy peaceful country living. The home features a split floor plan, new appliances, and vinyl flooring throughout-NO Carpet! This property also has a new aerobic septic system. Located in a NO HOA subdivision, this home offers the freedom to make it your own. Enjoy being near the lake for recreational opportunities like fishing, boating, or simply soaking up the serene views, the lake is just minutes away! Plus, you're only a short 35 minute drive to Bryan/College Station, making it convenient for work, shopping, and entertainment. Come check out this turnkey property and make it your new home!

Key facts

• Vinyl flooring
• No hoa subdivision
• New appliances

Tags

• NEW APPLIANCES
• VINYL FLOORING
• NEW AEROBIC SEPTIC SYSTEM
• NO HOA SUBDIVISION
• NEAR LAKE SOMERVILLE
• RECREATIONAL OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.9% in Lyons — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Somerville ISD (rural): math 36% / reading 29% proficiency, ranked #579 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 221 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• At projected returns (1.2% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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. 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: 1.09% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (median comp): $117,832
• List price: $165,000
• Delta: 40.03%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Wildberry Rd	0.58mi	3/2.0	1,216 (+12%)	6mo	$139,700	$115	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.56×
• Total profit: $25,796
• Equity at exit: $58,089

10-year hold

• IRR: 14.4%
• Equity multiple: 2.79×
• Total profit: $82,608
• Equity at exit: $78,576

Cash invested: $46,200 (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 77879

• Home prices YoY: 0.7%
• Active inventory: 221
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$157 /mo · $1,888/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $331

Break-even live

Break-even rent $1,381

Max offer price $165,000

Occupancy floor 77%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Little Berry Rd Somerville, TX	2.0	2.0	864	$1,800	$2.08	44d	1	0.38mi

Listing history 27 events

1. 2026-06-19
   days on market $165,000 Active 77 DOM
2. 2026-06-18
   days on market $165,000 Active 76 DOM
3. 2026-06-17
   days on market $165,000 Active 75 DOM
4. 2026-06-16
   days on market $165,000 Active 74 DOM
5. 2026-06-15
   days on market $165,000 Active 73 DOM
6. 2026-06-14
   days on market $165,000 Active 71 DOM
7. 2026-06-12
   days on market $165,000 Active 70 DOM
8. 2026-06-09
   days on market $165,000 Active 67 DOM
9. 2026-06-08
   days on market $165,000 Active 66 DOM
10. 2026-06-07
    days on market $165,000 Active 65 DOM
11. 2026-06-05
    days on market $165,000 Active 62 DOM
12. 2026-06-03
    days on market $165,000 Active 61 DOM
13. 2026-06-02
    days on market $165,000 Active 60 DOM
14. 2026-06-01
    days on market $165,000 Active 59 DOM
15. 2026-05-31
    days on market $165,000 Active 58 DOM
16. 2026-05-30
    days on market $165,000 Active 57 DOM
17. 2026-04-03
    listed $165,000 Active 801-char remark

    Show marketing remark (801 chars)

    Welcome home to this brand new 2022 built home situated on a spacious half acre lot near Lake Somerville. Never lived in, this 3 bedroom 2 bath home is move in ready and perfect for those looking to enjoy peaceful country living. The home features a split floor plan, new appliances, and vinyl flooring throughout-NO Carpet! This property also has a new aerobic septic system. Located in a NO HOA subdivision, this home offers the freedom to make it your own. Enjoy being near the lake for recreational opportunities like fishing, boating, or simply soaking up the serene views, the lake is just minutes away! Plus, you're only a short 35 minute drive to Bryan/College Station, making it convenient for work, shopping, and entertainment. Come check out this turnkey property and make it your new home!

18. 2026-02-06
    price $165,000 801-char remark

    Show marketing remark (801 chars)

    Welcome home to this brand new 2022 built home situated on a spacious half acre lot near Lake Somerville. Never lived in, this 3 bedroom 2 bath home is move in ready and perfect for those looking to enjoy peaceful country living. The home features a split floor plan, new appliances, and vinyl flooring throughout-NO Carpet! This property also has a new aerobic septic system. Located in a NO HOA subdivision, this home offers the freedom to make it your own. Enjoy being near the lake for recreational opportunities like fishing, boating, or simply soaking up the serene views, the lake is just minutes away! Plus, you're only a short 35 minute drive to Bryan/College Station, making it convenient for work, shopping, and entertainment. Come check out this turnkey property and make it your new home!

19. 2026-02-06
    price $165,000

    Show marketing remark (801 chars)

    Welcome home to this brand new 2022 built home situated on a spacious half acre lot near Lake Somerville. Never lived in, this 3 bedroom 2 bath home is move in ready and perfect for those looking to enjoy peaceful country living. The home features a split floor plan, new appliances, and vinyl flooring throughout-NO Carpet! This property also has a new aerobic septic system. Located in a NO HOA subdivision, this home offers the freedom to make it your own. Enjoy being near the lake for recreational opportunities like fishing, boating, or simply soaking up the serene views, the lake is just minutes away! Plus, you're only a short 35 minute drive to Bryan/College Station, making it convenient for work, shopping, and entertainment. Come check out this turnkey property and make it your new home!

20. 2025-07-07
    price $169,500 801-char remark

    Show marketing remark (801 chars)

    Welcome home to this brand new 2022 built home situated on a spacious half acre lot near Lake Somerville. Never lived in, this 3 bedroom 2 bath home is move in ready and perfect for those looking to enjoy peaceful country living. The home features a split floor plan, new appliances, and vinyl flooring throughout-NO Carpet! This property also has a new aerobic septic system. Located in a NO HOA subdivision, this home offers the freedom to make it your own. Enjoy being near the lake for recreational opportunities like fishing, boating, or simply soaking up the serene views, the lake is just minutes away! Plus, you're only a short 35 minute drive to Bryan/College Station, making it convenient for work, shopping, and entertainment. Come check out this turnkey property and make it your new home!

21. 2025-07-07
    price $169,500

    Show marketing remark (801 chars)

    Welcome home to this brand new 2022 built home situated on a spacious half acre lot near Lake Somerville. Never lived in, this 3 bedroom 2 bath home is move in ready and perfect for those looking to enjoy peaceful country living. The home features a split floor plan, new appliances, and vinyl flooring throughout-NO Carpet! This property also has a new aerobic septic system. Located in a NO HOA subdivision, this home offers the freedom to make it your own. Enjoy being near the lake for recreational opportunities like fishing, boating, or simply soaking up the serene views, the lake is just minutes away! Plus, you're only a short 35 minute drive to Bryan/College Station, making it convenient for work, shopping, and entertainment. Come check out this turnkey property and make it your new home!

22. 2025-06-02
    status Active 801-char remark

    Show marketing remark (801 chars)

    Welcome home to this brand new 2022 built home situated on a spacious half acre lot near Lake Somerville. Never lived in, this 3 bedroom 2 bath home is move in ready and perfect for those looking to enjoy peaceful country living. The home features a split floor plan, new appliances, and vinyl flooring throughout-NO Carpet! This property also has a new aerobic septic system. Located in a NO HOA subdivision, this home offers the freedom to make it your own. Enjoy being near the lake for recreational opportunities like fishing, boating, or simply soaking up the serene views, the lake is just minutes away! Plus, you're only a short 35 minute drive to Bryan/College Station, making it convenient for work, shopping, and entertainment. Come check out this turnkey property and make it your new home!

23. 2025-06-02
    status Active

    Show marketing remark (801 chars)

    Welcome home to this brand new 2022 built home situated on a spacious half acre lot near Lake Somerville. Never lived in, this 3 bedroom 2 bath home is move in ready and perfect for those looking to enjoy peaceful country living. The home features a split floor plan, new appliances, and vinyl flooring throughout-NO Carpet! This property also has a new aerobic septic system. Located in a NO HOA subdivision, this home offers the freedom to make it your own. Enjoy being near the lake for recreational opportunities like fishing, boating, or simply soaking up the serene views, the lake is just minutes away! Plus, you're only a short 35 minute drive to Bryan/College Station, making it convenient for work, shopping, and entertainment. Come check out this turnkey property and make it your new home!

24. 2025-05-31
    historical
25. 2025-02-04
    listed $174,800 Active
26. 2024-12-06
    price $174,800 801-char remark

    Show marketing remark (801 chars)

    Welcome home to this brand new 2022 built home situated on a spacious half acre lot near Lake Somerville. Never lived in, this 3 bedroom 2 bath home is move in ready and perfect for those looking to enjoy peaceful country living. The home features a split floor plan, new appliances, and vinyl flooring throughout-NO Carpet! This property also has a new aerobic septic system. Located in a NO HOA subdivision, this home offers the freedom to make it your own. Enjoy being near the lake for recreational opportunities like fishing, boating, or simply soaking up the serene views, the lake is just minutes away! Plus, you're only a short 35 minute drive to Bryan/College Station, making it convenient for work, shopping, and entertainment. Come check out this turnkey property and make it your new home!

27. 2024-12-06
    listed $164,000 Active 801-char remark

    Show marketing remark (801 chars)

    Welcome home to this brand new 2022 built home situated on a spacious half acre lot near Lake Somerville. Never lived in, this 3 bedroom 2 bath home is move in ready and perfect for those looking to enjoy peaceful country living. The home features a split floor plan, new appliances, and vinyl flooring throughout-NO Carpet! This property also has a new aerobic septic system. Located in a NO HOA subdivision, this home offers the freedom to make it your own. Enjoy being near the lake for recreational opportunities like fishing, boating, or simply soaking up the serene views, the lake is just minutes away! Plus, you're only a short 35 minute drive to Bryan/College Station, making it convenient for work, shopping, and entertainment. Come check out this turnkey property and make it your new home!

ⓘ 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: $1,888 · $157/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,131/yr (+$94/mo · 59.9%)

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

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$9,243
• − Property taxes: −$1,888
• − Insurance: −$825
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,800
• Taxable income: $1,388
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $3,634/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2022 built mobile home is move-in ready with new appliances and vinyl flooring. It offers a split floor plan and a new aerobic septic system. The property is located in a peaceful setting near Lake Somerville, making it ideal for those seeking a serene lakeside lifestyle.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Painting exterior — Improves curb appeal and property value
• Both Landscaping around the house — Enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting exterior — Improves curb appeal and property value ↑
• Both Landscaping around the house — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Somerville ISD
• NCES district ID: 4840770
• Math proficiency: 36% ▲ 10.00%
• Reading proficiency: 29% ▬ 0.00%
• Median HH income: $42,453
• Composite: 27.59/100
• National rank: #6936
• State rank: #579 of 826 in TX

Livability — Lyons

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 370
• Population (ZIP): 4,775

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 15% Black 14% Native American 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.20%
• Current HPI: 178.3416
• 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

+0.6% since first listed

11 events — show timeline

• 2026-04-03 Listed $165,000 Unlock MLS
• 2026-02-06 Price Changed $165,000 BCSRMLS
• 2026-02-06 Price Changed $165,000 HARMLS
• 2025-07-07 Price Changed $169,500 BCSRMLS
• 2025-07-07 Price Changed $169,500 HARMLS
• 2025-06-02 Relisted — BCSRMLS
• 2025-06-02 Relisted — HARMLS
• 2025-05-31 Listing Removed — HARMLS
• 2025-02-04 Listed $174,800 HARMLS
• 2024-12-06 Price Changed $174,800 BCSRMLS
• 2024-12-06 Listed $164,000 BCSRMLS

Property tax history

+21.5%/yr

Latest (2025): $1,888 · +21.5% YoY. Source: county tax records.