1147 County Road 150 · Abilene, TX 79601

$241,900

3 bd · 2.0 ba · 1,360 sqft · Manufactured public records · 150 Days on market

Built 2015 2.50 ac lot ↓ 2% since listing

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for peaceful country living without giving up the convenience of town? This charming 3-bedroom, 2-bath home sits on 2.5 acres just north of Abilene, offering the perfect blend of space and accessibility. Located only 10 minutes from I-20, shopping, and restaurants, you’ll also enjoy easy access to ACU and Hardin-Simmons University. Plus, it’s just minutes from the area’s growing AI data centers. The property features several outbuildings, providing plenty of storage and workspace, along with a large carport for covered parking. Don’t miss this opportunity to enjoy country living with all the conveniences of city life nearby!

Key facts

• 2.5 acre lot
• 2 parking spots
• Built 2015

Property features AI

Finance

• Other: Property sits on approximately 2.5 acres; Will not subdivide
• Financial info: Accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2; 2 carport spaces; Additional parking
• Security: Video recording permitted on property
• Utilities: Electricity connected; Aerobic septic system; Co-op water service; Individual water meter
• Home design: Mobile home (residential); One level; Preowned (built 2015)
• Construction: Wood construction; Built in 2015
• Exterior features: Gravel and additional parking areas; Aerobic septic; Co-op water; Individual water meter

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms total; Primary bedroom on level 1 (approx. 12 x 14)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; Pantry; One living area; One dining area; Two total rooms (listed)
• Laundry & utility: Utility room with full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $242k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/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 $228k (5.7% below list).
• Recommended offer: $213k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 6.7% in Abilene — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#142 in TX, #4,037 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, commute F.
• Clyde CISD (town): math 42% / reading 42% proficiency, ranked #341 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clyde El (366 students, 58% FRL).
• Market conditions: Rents rising fast (+43.4%/yr); 195 active listings in the ZIP.
• At $2,282/mo this rent would consume 51% of the median local household income ($54k/yr) (locally 1240% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Shackelford County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $68k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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 D 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: 0.94% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,965
• Equity at exit: $36,068

10-year hold

• IRR: 12.5%
• Equity multiple: 2.20×
• Total profit: $80,971
• Equity at exit: $20,915

Cash invested: $67,732 (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 79601

• Home prices YoY: -22.8%
• Rents YoY: 43.4%
• Active inventory: 195
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,282 medium
• Mortgage (P&I): −$1,269
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $366

Break-even live

Break-even rent $1,819

Max offer price $241,900

Occupancy floor 79%

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: $60,475
• Closing costs: $7,257
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $241,900 Active 150 DOM
2. 2026-06-18
   days on market $241,900 Active 149 DOM
3. 2026-06-17
   remarks 640-char remark
4. 2026-06-17
   days on market $241,900 Active 148 DOM
5. 2026-06-16
   days on market $241,900 Active 147 DOM
6. 2026-06-15
   days on market $241,900 Active 146 DOM
7. 2026-06-14
   days on market $241,900 Active 144 DOM
8. 2026-06-13
   pricestatusdays on market $241,900 Active 143 DOM
9. 2026-06-10
   days on market $245,000 Active Contingent 141 DOM
10. 2026-06-09
    days on market $245,000 Active Contingent 140 DOM
11. 2026-06-08
    days on market $245,000 Active Contingent 139 DOM
12. 2026-06-07
    days on market $245,000 Active Contingent 138 DOM
13. 2026-06-02
    days on market $245,000 Active Contingent 133 DOM
14. 2026-06-01
    days on market $245,000 Active Contingent 132 DOM
15. 2026-05-31
    days on market $245,000 Active Contingent 131 DOM
16. 2026-05-30
    days on market $245,000 Active Contingent 130 DOM
17. 2026-04-10
    historical Active Contingent
18. 2026-04-04
    status Pending
19. 2026-03-10
    historical Active Contingent
20. 2026-02-16
    price $245,000
21. 2026-01-14
    listed $250,000 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: $814 · $68/mo
• Projected year-2 tax: $4,427 · $369/mo
• Expected delta: +$3,613/yr (+$301/mo · 443.6%)

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

Taxation est. · year 1

• Rental income: $27,384
• − Mortgage interest: −$13,550
• − Property taxes: −$814
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$7,037
• Taxable income: $391
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $4,293/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: Clyde CISD
• NCES district ID: 4814450
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $46,614
• Composite: 35.84/100
• National rank: #4824
• State rank: #341 of 826 in TX

Livability — Abilene

• Score: 75/100
• State rank: #142
• US rank: #4037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Taylor County · 136,672 people
• City population: 136,672
• Metro: Abilene, TX
• Population (ZIP): 28,050
• Household income: $53,631
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1240.0

Population outlook (Shackelford County) Hauer SSP2

• Today (2025): 3,413 people
• By 2030: 3,467 · +1.6%
• By 2040: 3,543 · +3.8%
• By 2050: 3,610 · +5.8%
• By 2075: 3,872 · +13.4%
• By 2100: 3,822 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Hispanic / Latino 25% Black 13% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Shackelford

• 2024 margin: Solid R (+82.2) · D 8.4% · R 90.6%
• 2008→2024 swing: -10.7pp toward R · 2008: -71.5pp · 2024: -82.2pp
• All cycles: 2024: R+82.2 2020: R+83.2 2016: R+84.9 2012: R+79.8 2008: R+71.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.17%
• Current HPI: 214.4372
• Rent YoY: ▲ 43.38%
• Metro: Abilene, TX
• 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

-2.0% since first listed

5 events — show timeline

• 2026-04-10 Contingent — NTREIS
• 2026-04-04 Pending — NTREIS
• 2026-03-10 Contingent — NTREIS
• 2026-02-16 Price Changed $245,000 NTREIS
• 2026-01-14 Listed $250,000 NTREIS

Property tax history

+1.0%/yr

Latest (2025): $814 · +12.7% YoY. Source: county tax records.