1700 W Fort Davis Ave · Alpine, TX 79830

$142,000

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 19 Days on market

Built 1982 0.75 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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• 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 MLS

Sold AS-IS!! This 840 sq. ft. mobile home has 2 bedrooms, 1 bathrooms, and is sits on a corner lot with 3/4 of an acre of land, fenced with a 2 Car Garage and a 675 sf partially finished home. The home has central HVAC, a colorful kitchen with a walk-in pantry, island, and gas range. Carpet and Vinyl flooring, textured walls, and a inviting front porch. The property is outside the city limits but has city water. So much potential! Call for a showing today!

Key facts

• Mobile home
• City water
• Sewer tap

Tags

• 0.75-ACRE PROPERTY
• MOBILE HOME
• CITY WATER
• SEWER TAP

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer and septic tank; Propane service
• Home design: Residential mobile home (single wide)
• Construction: Other roof material; Other foundation type; Built as a mobile home
• Exterior features: Corner lot; Paved road access; No additional exterior features listed; Solar energy generation

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (propane); Central electric air conditioning
• Interior features: Blinds on windows; Vinyl flooring; No fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/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 $137k (3.3% below list).
• Recommended offer: $137k (3.3% below list) — sets the bar for 1% rule.

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; 1 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 $982 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 19 days — a 2% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,300 (3.3% 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. 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.
3. 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.
4. 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: 0.97% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.6

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-7,335
• Equity at exit: $21,173

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $13,609
• Equity at exit: $12,278

Cash invested: $39,760 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $247

Break-even live

Break-even rent $1,060

Max offer price $142,000

Occupancy floor 77%

Sensitivity live

Price	-10% $328	-5% $287	+0% $247	+5% $207	+10% $167
Rent	-10% $139	-5% $193	+0% $247	+5% $301	+10% $356
Rate	-1.0pp $319	-0.5pp $283	base $247	+0.5pp $210	+1.0pp $173

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.19mi

Listing history 13 events

1. 2026-06-21
   days on market $142,000 Active 19 DOM
2. 2026-06-18
   days on market $142,000 Active 16 DOM
3. 2026-06-17
   days on market $142,000 Active 15 DOM
4. 2026-06-16
   days on market $142,000 Active 14 DOM
5. 2026-06-15
   pricedays on market $142,000 Active 13 DOM
6. 2026-06-14
   days on market $148,000 Active 11 DOM
7. 2026-06-13
   days on market $148,000 Active 10 DOM
8. 2026-06-10
   days on market $148,000 Active 8 DOM
9. 2026-06-09
   days on market $148,000 Active 7 DOM
10. 2026-06-08
    days on market $148,000 Active 6 DOM
11. 2026-06-07
    days on market $148,000 Active 5 DOM
12. 2026-06-03
    remarks 434-char remark
13. 2026-06-03
    listed $148,000 Active 1 DOM

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $2,599 · $217/mo
• Expected delta: +$2,195/yr (+$183/mo · 543.2%)

ⓘ 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 6 d/yr ≥95°F today · 17 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: $16,476
• − Mortgage interest: −$7,954
• − Property taxes: −$404
• − Insurance: −$710
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$4,131
• Taxable income: $641
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $2,812/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

• 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

+127.7% since first listed

7 events — show timeline

• 2026-06-02 Listed $148,000 ODMLS
• 2020-07-01 Sold (Public Records) — Public Records
• 2020-06-30 Sold (MLS) — ODMLS
• 2020-05-20 Listed $65,000 ODMLS
• 2001-04-18 Sold (Public Records) — Public Records
• 1984-01-27 Sold (Public Records) — Public Records
• 1973-02-19 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $404 · +2.0% YoY. Source: county tax records.