113 Deer Springs Dr · Burnet, TX 78611

$165,000

2 bd · 1.0 ba · 1,174 sqft · Manufactured public records · 41 Days on market

Built 1975 1.68 ac lot $141/sqft · 74% above area

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Why this score? — see what drove the D+ 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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy Remodeled Mobile Home with a cottage feel. This remodeled vintage mobile home features lots of airy light and a cozy layout. The home sits on two secluded lots under the shade of gorgeous live oak and post oak trees with an abundance of wildflowers. The view from the covered front porch is the perfect setting for that morning cup of coffee. Both kitchen and bath have been completely updated. Durable, waterproof vinyl flooring in a light wood tone is installed throughout, adding to the light from multiple windows. Spectrum WiFi available. Located five minutes from Torr Na Lochs Winery and ten minutes from Inks Lake and Buchanan Lake provide numerous options for entertainment. Burnet is

Key facts

• Covered front porch
• Secluded lots
• Updated bath

Tags

• REMODELED MOBILE HOME
• SECLUDED LOTS
• GORGEOUS LIVE OAK TREES
• COVERED FRONT PORCH
• UPDATED KITCHEN
• UPDATED BATH

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Electricity available; Private water; Septic tank
• Home design: Single-wide mobile home; 1 story; Faces north; Resale property
• Construction: Wood siding; Metal roof
• Exterior features: Covered porch; Porch; Privacy fencing; Partially wooded lot; Secluded setting; Corner lot; Outside city limits; Paved road access

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: 1 bedroom (lower level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window unit(s) for cooling
• Interior features: Open floorplan; Living/Dining room; Kitchen/Family room combo; Kitchen/Dining combo; Home office; Wired for data
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $144k (12.9% below list).
• Recommended offer: $144k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.1% in Burnet — 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 76/100 on livability (#101 in TX, #3,384 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Burnet CISD (rural): math 36% / reading 38% proficiency, ranked #465 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Burnet Middle (math 32% / reading 33%, grade F, #947 of 1,662 statewide, top 58%, 731 students, 62% FRL) — zoned schools average 62% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 554 active listings in the ZIP; solid renter incomes; 891 units permitted in Burnet County in 2024 (76 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Burnet County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $165k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,793 (12.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (median comp): $95,000
• List price: $165,000
• Delta: 73.68%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-19,858
• Equity at exit: $24,602

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-8,567
• Equity at exit: $14,266

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 78611

• Home prices YoY: -24.7%
• Active inventory: 554
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $109

Break-even live

Break-even rent $1,300

Max offer price $165,000

Occupancy floor 87%

Sensitivity live

Price	-10% $202	-5% $155	+0% $109	+5% $62	+10% $15
Rent	-10% $-5	-5% $52	+0% $109	+5% $166	+10% $222
Rate	-1.0pp $192	-0.5pp $151	base $109	+0.5pp $66	+1.0pp $23

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: —

Listing history 17 events

1. 2026-06-21
   days on market $165,000 Active 41 DOM
2. 2026-06-18
   days on market $165,000 Active 38 DOM
3. 2026-06-17
   days on market $165,000 Active 37 DOM
4. 2026-06-16
   days on market $165,000 Active 36 DOM
5. 2026-06-15
   days on market $165,000 Active 35 DOM
6. 2026-06-13
   days on market $165,000 Active 33 DOM
7. 2026-06-09
   days on market $165,000 Active 29 DOM
8. 2026-06-08
   days on market $165,000 Active 28 DOM
9. 2026-06-07
   days on market $165,000 Active 27 DOM
10. 2026-06-04
    days on market $165,000 Active 24 DOM
11. 2026-06-03
    days on market $165,000 Active 23 DOM
12. 2026-06-02
    days on market $165,000 Active 22 DOM
13. 2026-06-01
    days on market $165,000 Active 21 DOM
14. 2026-05-31
    days on market $165,000 Active 20 DOM
15. 2026-05-10
    listed $165,000 Active 836-char remark
16. 2004-09-07
    soldstatus $62,000
17. 2003-11-07
    soldstatus

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$1,901/yr (+$158/mo · 170.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $17,255
• − Mortgage interest: −$9,243
• − Property taxes: −$1,118
• − Insurance: −$825
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,800
• Taxable loss: −$1,491
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,663/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: Burnet CISD
• NCES district ID: 4812220
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $50,890
• Composite: 32.09/100
• National rank: #5811
• State rank: #465 of 826 in TX

Livability — Burnet

• Score: 76/100
• State rank: #101
• US rank: #3384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Burnet County · 35,210 people
• City population: 14,560
• Metro: nan
• Population (ZIP): 14,560
• Household income: $80,938
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 218.0

Population outlook (Burnet County) Hauer SSP2

• Today (2025): 50,492 people
• By 2030: 52,995 · +5.0%
• By 2040: 57,528 · +13.9%
• By 2050: 61,444 · +21.7%
• By 2075: 71,098 · +40.8%
• By 2100: 74,634 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Slovak 3% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8% Vietnamese 1%

Political lean MEDSL · Burnet

• 2024 margin: Solid R (+55.7) · D 21.7% · R 77.4%
• 2008→2024 swing: -11.6pp toward R · 2008: -44.1pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+53.1 2016: R+56.8 2012: R+54.6 2008: R+44.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.25%
• Current HPI: 253.5299
• 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

+166.1% since first listed

3 events — show timeline

• 2026-05-10 Listed $165,000 CTXMLS
• 2004-09-07 Sold (Public Records) $62,000 Public Records
• 2003-11-07 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2026): $1,118 · +52.1% YoY. Source: county tax records.