1801 W Ave E · Alpine, TX 79830

$138,000

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 33 Days on market

Built 2009 0.50 ac lot

---

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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome 1801 W Ave E in beautiful Alpine, TX! This charming and cozy property on HALF AN ACRE is the perfect blend of small-town living mountain views, and West TX charm. WILL BE SOLD FURNISHED WITH FURNITURE, STOVE, REFERIGERATOR, BEDS, WASHER, DRYER ETC. , STAYING WITH THE HOME!! Whether you are looking for a primary residence, investment property, or a peaceful get away, this home has so much potential. Located near schools, shopping, & Sul Ross University, call your favorite Realtor TODAY!

Key facts

• Near schools
• Near shopping
• Half an acre

Tags

• HALF AN ACRE
• MOUNTAIN VIEWS
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR SUL ROSS UNIVERSITY

Property features AI

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer
• Home design: Residential mobile home; Located in the Original Town subdivision
• Exterior features: Metal roof

Interior

• Kitchen: Gas range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fan(s) for cooling
• Interior features: Gas range; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $138k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $134k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#73 in TX, #2,631 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F, employment F.
• Alpine ISD (town): math 43% / reading 53% proficiency, ranked #235 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alpine El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 377 students, 47% FRL); Alpine Middle (math 38% / reading 55%, grade D+, #443 of 1,662 statewide, top 28%, 269 students, 58% FRL); Alpine H S (math 77% / reading 62%, grade B, #119 of 1,632 statewide, top 9%, 308 students, 54% FRL).
• Market conditions: 167 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7 units permitted in Brewster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $954 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Brewster County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.10% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.5

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,263
• Equity at exit: $20,576

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $25,994
• Equity at exit: $11,932

Cash invested: $38,640 (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 79830

• Home prices YoY: -32.6%
• Active inventory: 167
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $332

Break-even live

Break-even rent $1,104

Max offer price $138,000

Occupancy floor 73%

Sensitivity live

Price	-10% $410	-5% $371	+0% $332	+5% $293	+10% $254
Rent	-10% $211	-5% $272	+0% $332	+5% $392	+10% $452
Rate	-1.0pp $401	-0.5pp $367	base $332	+0.5pp $296	+1.0pp $260

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 S 11th St Alpine, TX	2.0	1.0	754	$1,800	$2.39	15d	1	0.73mi
504 East Ave E Unit 3 Alpine, TX	1.0	1.0	700	$750	$1.07	15d	1	1.37mi

Listing history 17 events

1. 2026-06-21
   days on market $138,000 Active 33 DOM
2. 2026-06-18
   days on market $138,000 Active 30 DOM
3. 2026-06-17
   days on market $138,000 Active 29 DOM
4. 2026-06-16
   days on market $138,000 Active 28 DOM
5. 2026-06-15
   days on market $138,000 Active 27 DOM
6. 2026-06-14
   days on market $138,000 Active 25 DOM
7. 2026-06-13
   days on market $138,000 Active 24 DOM
8. 2026-06-10
   days on market $138,000 Active 22 DOM
9. 2026-06-09
   days on market $138,000 Active 21 DOM
10. 2026-06-08
    days on market $138,000 Active 20 DOM
11. 2026-06-07
    days on market $138,000 Active 19 DOM
12. 2026-06-03
    days on market $138,000 Active 15 DOM
13. 2026-06-02
    days on market $138,000 Active 14 DOM
14. 2026-06-01
    days on market $138,000 Active 13 DOM
15. 2026-05-31
    days on market $138,000 Active 12 DOM
16. 2026-05-31
    days on market $138,000 Active 11 DOM
17. 2026-05-17
    listed $138,000 Active

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $2,525 · $210/mo
• Expected delta: +$1,433/yr (+$119/mo · 131.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,288
• − Mortgage interest: −$7,730
• − Property taxes: −$1,093
• − Insurance: −$690
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$4,015
• Taxable income: $1,834
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $3,540/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: Alpine ISD
• NCES district ID: 4807950
• Math proficiency: 43% ▼ -4.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $39,184
• Composite: 40.06/100
• National rank: #3814
• State rank: #235 of 826 in TX

Livability — Alpine

• Score: 78/100
• State rank: #73
• US rank: #2631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alpine, TX
• County: Brewster County · 7,853 people
• City population: 7,853
• Metro: nan
• Population (ZIP): 7,853
• Household income: $66,546
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 229.0

Population outlook (Brewster County) Hauer SSP2

• Today (2025): 8,850 people
• By 2030: 8,577 · -3.1%
• By 2040: 7,903 · -10.7%
• By 2050: 7,338 · -17.1%
• By 2075: 5,950 · -32.8%
• By 2100: 4,678 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Hispanic / Latino 46% Two or more races 15% Asian 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Serbian 5% Slovak 3% Romanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 69% English-only · Spanish 29% Tagalog/Filipino 1%

Political lean MEDSL · Brewster

• 2024 margin: R (+12.6) · D 43.0% · R 55.6% · Other 1.4%
• 2008→2024 swing: -15.5pp toward R · 2008: 3.0pp · 2024: -12.6pp
• All cycles: 2024: R+12.6 2020: R+4.2 2016: R+4.8 2012: R+5.4 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.21%
• Current HPI: 178.4899
• Rent YoY: —
• Metro: nan
• 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

1 event — show timeline

• 2026-05-17 Listed $138,000 PBBOR

Property tax history

+5.5%/yr

Latest (2025): $1,093 · +10.8% YoY. Source: county tax records.