109 Mohawk Trl · Somerville, TX 77879

$140,000

3 bd · 1.0 ba · 1,212 sqft · Manufactured public records · 279 Days on market

Built 1977 0.48 ac lot $116/sqft · 28% below area $6/mo HOA

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Appreciation +5.6/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HANDYMAN SPECIAL. Nearly a Half Acre close to Lake Somerville. OWNER WILL CARRY NOTE. Existing home is in rough shape but the property has existing water, electric, and septic. 2 Lots.

Key facts

• Lake somerville
• Half acre
• 2 lots

Tags

• HALF ACRE
• LAKE SOMERVILLE
• EXISTING WATER
• EXISTING ELECTRIC
• EXISTING SEPTIC
• 2 LOTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $211 ($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 $135k (3.8% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#703 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Somerville ISD (rural): math 36% / reading 29% proficiency, ranked #579 of 826 in TX (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 221 active listings in the ZIP; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($968 loan paydown + $2k appreciation (1.2% local appreciation)).
• At projected returns (1.2% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $28k; list at $140k implies a 409% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $317,935
• List price: $140,000
• Delta: -55.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.44×
• Total profit: $17,420
• Equity at exit: $49,288

10-year hold

• IRR: 12.4%
• Equity multiple: 2.54×
• Total profit: $60,315
• Equity at exit: $66,671

Cash invested: $39,200 (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 77879

• Home prices YoY: 0.7%
• Active inventory: 221
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$58
• HOA: −$6
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $211

Break-even live

Break-even rent $1,079

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: waterelectric

Listing history 20 events

1. 2026-06-19
   days on market $140,000 Active 279 DOM
2. 2026-06-18
   days on market $140,000 Active 278 DOM
3. 2026-06-17
   days on market $140,000 Active 277 DOM
4. 2026-06-16
   days on market $140,000 Active 276 DOM
5. 2026-06-15
   days on market $140,000 Active 275 DOM
6. 2026-06-14
   days on market $140,000 Active 273 DOM
7. 2026-06-12
   days on market $140,000 Active 272 DOM
8. 2026-06-09
   days on market $140,000 Active 269 DOM
9. 2026-06-08
   days on market $140,000 Active 268 DOM
10. 2026-06-07
    days on market $140,000 Active 267 DOM
11. 2026-06-05
    days on market $140,000 Active 264 DOM
12. 2026-06-03
    days on market $140,000 Active 263 DOM
13. 2026-06-02
    days on market $140,000 Active 262 DOM
14. 2026-06-01
    days on market $140,000 Active 261 DOM
15. 2026-05-31
    days on market $140,000 Active 260 DOM
16. 2026-05-30
    days on market $140,000 Active 259 DOM
17. 2026-04-02
    status Active 184-char remark

    Show marketing remark (184 chars)

    HANDYMAN SPECIAL. Nearly a Half Acre close to Lake Somerville. OWNER WILL CARRY NOTE. Existing home is in rough shape but the property has existing water, electric, and septic. 2 Lots.

18. 2026-02-02
    status Active 184-char remark

    Show marketing remark (184 chars)

    HANDYMAN SPECIAL. Nearly a Half Acre close to Lake Somerville. OWNER WILL CARRY NOTE. Existing home is in rough shape but the property has existing water, electric, and septic. 2 Lots.

19. 2025-09-11
    listed $140,000 Active 184-char remark

    Show marketing remark (184 chars)

    HANDYMAN SPECIAL. Nearly a Half Acre close to Lake Somerville. OWNER WILL CARRY NOTE. Existing home is in rough shape but the property has existing water, electric, and septic. 2 Lots.

20. 2025-01-02
    soldstatus $27,500

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$1,911/yr (+$159/mo · 293.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $16,160
• − Mortgage interest: −$7,842
• − Property taxes: −$651
• − Insurance: −$700
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − HOA: −$72
• − Depreciation: −$4,073
• Taxable income: $237
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,477/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: Somerville ISD
• NCES district ID: 4840770
• Math proficiency: 36% ▲ 10.00%
• Reading proficiency: 29% ▬ 0.00%
• Median HH income: $42,453
• Composite: 27.59/100
• National rank: #6936
• State rank: #579 of 826 in TX

Livability — Somerville

• Score: 65/100
• State rank: #703
• US rank: #13147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,775

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Hispanic / Latino 23% Two or more races 15% Black 14% Native American 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% Tagalog/Filipino 1%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.20%
• Current HPI: 178.3416
• 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

+409.1% since first listed

4 events — show timeline

• 2026-04-02 Relisted — BCSRMLS
• 2026-02-02 Relisted — BCSRMLS
• 2025-09-11 Listed $140,000 BCSRMLS
• 2025-01-02 Sold (Public Records) $27,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $651 · -4.5% YoY. Source: county tax records.