210 7th St · Blanket, TX 76432

$125,000

3 bd · 2.0 ba · 1,926 sqft · Manufactured public records · 29 Days on market

Built 1998 0.48 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home! Nestled in a quiet neighborhood, this charming property offers the perfect blend of comfort and outdoor versatility. Featuring 3 bedrooms 2 full bathrooms and a fireplace, this layout provides a cozy, functional space ready for you to make your own. Step inside to discover a bright and airy sunroom—the ultimate spot to sip your morning coffee or unwind with a book while enjoying views of your private oasis. Outside, the property truly shines with an expansive backyard that is perfect for pets, gardening, or entertaining. Need space for your recreational vehicles? You will love the oversized carport, thoughtfully designed with enough height and depth to easily accommodate

Key facts

• Oversized carport
• Expansive backyard
• 0.48 acre lot

Tags

• BRIGHT AND AIRY SUNROOM
• EXPANSIVE BACKYARD
• OVERSIZED CARPORT

Property features AI

Finance

• Other: Property listed as residential single family; Lot is just under half an acre (approximately 0.482 acres)
• Financial info: Listing accepts cash and conventional financing; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Carport (2 spaces); 1 covered parking space; Asphalt on-site parking
• Security: Audio and video surveillance present
• Utilities: City water; City sewer; Electricity connected; Overhead utilities; Cable available; Phone available; All-weather road / asphalt access; Not in a municipal utility district
• Home design: Single family residence; Attached (property attached); Built in 1998; Facing information not provided
• Construction: Metal and shingle roof; Built in 1998
• Exterior features: Covered porch(es); Covered patio/porch; RV/Boat parking and storage; Few trees; Large grassy backyard; Partially wooded

Interior

• Kitchen: Electric cooktop; Electric water heater
• Bedrooms: Primary bedroom on main level with ensuite bath and walk-in closet; Total of 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Walk-in closet(s); One living area; One dining area; Two total bathrooms; One fireplace in the family/living room; Single-level (one story)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,023 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, employment D, schools F.
• Blanket ISD (rural): math 20% / reading 35% proficiency, ranked #1,046 of 1,141 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 33 active listings in the ZIP; 142 units permitted in Brown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.1% local appreciation)).
• At projected returns (2.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $123,125 (1.5% 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. 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?
3. Crime grade is F 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?
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: 1.45% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.07%
• DSCR: 1.94
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.38×
• Total profit: $48,426
• Equity at exit: $50,068

10-year hold

• IRR: 27.1%
• Equity multiple: 4.57×
• Total profit: $124,999
• Equity at exit: $72,690

Cash invested: $35,000 (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 76432

• Home prices YoY: 2.0%
• Active inventory: 33
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $615

Break-even live

Break-even rent $1,032

Max offer price $125,000

Occupancy floor 61%

Sensitivity live

Price	-10% $685	-5% $650	+0% $615	+5% $579	+10% $544
Rent	-10% $472	-5% $543	+0% $615	+5% $686	+10% $757
Rate	-1.0pp $677	-0.5pp $646	base $615	+0.5pp $582	+1.0pp $549

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $125,000 Active 29 DOM
2. 2026-06-18
   days on market $125,000 Active 27 DOM
3. 2026-06-17
   days on market $125,000 Active 26 DOM
4. 2026-06-16
   days on market $125,000 Active 25 DOM
5. 2026-06-15
   days on market $125,000 Active 24 DOM
6. 2026-06-13
   days on market $125,000 Active 22 DOM
7. 2026-06-12
   days on market $125,000 Active 21 DOM
8. 2026-06-09
   days on market $125,000 Active 18 DOM
9. 2026-06-08
   days on market $125,000 Active 17 DOM
10. 2026-06-08
    days on market $125,000 Active 16 DOM
11. 2026-06-05
    days on market $125,000 Active 14 DOM
12. 2026-06-03
    days on market $125,000 Active 12 DOM
13. 2026-06-02
    days on market $125,000 Active 11 DOM
14. 2026-06-01
    days on market $125,000 Active 10 DOM
15. 2026-05-31
    days on market $125,000 Active 9 DOM
16. 2026-05-20
    listed $125,000 Active
17. 2025-02-03
    status Pending
18. 2025-01-22
    historical Active Option Contract
19. 2025-01-11
    price $99,800
20. 2024-12-16
    price $105,000
21. 2024-11-19
    listed $120,000 Active
22. 1998-03-27
    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: $1,288 · $107/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$999/yr (+$83/mo · 77.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,714
• − Mortgage interest: −$7,002
• − Property taxes: −$1,288
• − Insurance: −$625
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$3,636
• Taxable income: $5,688
• Est. tax owed @ 24.0%: −$1,365
• After-tax cash flow: $6,009/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: Blanket ISD
• NCES district ID: 4810380
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,678
• Composite: 26.43/100
• National rank: #12649
• State rank: #1046 of 1141 in TX

Livability — Blanket

• Score: 61/100
• State rank: #1023
• US rank: #18174

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blanket, TX
• Population (ZIP): 1,376

Population outlook (Brown County) Hauer SSP2

• Today (2025): 38,381 people
• By 2030: 38,288 · -0.2%
• By 2040: 38,120 · -0.7%
• By 2050: 38,227 · -0.4%
• By 2075: 39,362 · +2.6%
• By 2100: 39,171 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 14%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 24% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+73.9) · D 12.7% · R 86.6%
• 2008→2024 swing: -12.5pp toward R · 2008: -61.5pp · 2024: -73.9pp
• All cycles: 2024: R+73.9 2020: R+72.6 2016: R+74.5 2012: R+71.7 2008: R+61.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.11%
• Current HPI: 107.4171
• 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

+4.2% since first listed

7 events — show timeline

• 2026-05-20 Listed $125,000 NTREIS
• 2025-02-03 Pending — NTREIS
• 2025-01-22 Contingent — NTREIS
• 2025-01-11 Price Changed $99,800 NTREIS
• 2024-12-16 Price Changed $105,000 NTREIS
• 2024-11-19 Listed $120,000 NTREIS
• 1998-03-27 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,288 · +6.3% YoY. Source: county tax records.