302 Cornell St · Sonora, TX 76950

$49,500

3 bd · 2.0 ba · 1,292 sqft · Manufactured public records · 36 Days on market

Built 1995 7,000 sqft lot $38/sqft · 45% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment opportunity or affordable home with potential! This 1,292 sq. ft. double wide sits on a spacious 7,000 sq. ft. corner lot at Glasscock and Cornell and is move-in ready with just a few cosmetic updates to make it your own. The property also features a large 2-car carport and plenty of room to add value over time. Whether you're looking for a rental investment, starter home, or project with upside, this property is worth a look. Motivated seller—bring all offers!

Key facts

• 7,000 sq ft lot
• 2 parking spots
• Built 1995

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home; One level; Residential property; Fixer condition
• Construction: Vinyl siding; Pillar/post/pier foundation; Composition/shingle roof; Built as a manufactured home
• Exterior features: Paved, public-maintained city street frontage

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#83 in TX, #2,963 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Sonora ISD (town): math 52% / reading 46% proficiency, ranked #189 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sonora El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 376 students, 54% FRL); Sonora Secondary School (math 57% / reading 52%, grade C-, #379 of 1,632 statewide, top 26%, 299 students, 54% FRL).
• Market conditions: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $2k of equity ($342 loan paydown + $2k appreciation (3.7% local appreciation)).
• Sutton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.82% ✓
• Cap rate: 14.93%
• Cash-on-cash: 30.83%
• DSCR: 2.37
• GRM: 4.6

CMA / ARV

• ARV (median comp): $127,076
• List price: $49,500
• Delta: -61.05%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 E 2nd St	0.50mi	3/2.0	1,344 (+4%)	12mo	$129,900	$97	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 3.21×
• Total profit: $30,609
• Equity at exit: $24,324

10-year hold

• IRR: 37.2%
• Equity multiple: 6.40×
• Total profit: $74,885
• Equity at exit: $39,180

Cash invested: $13,860 (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 76950

• Home prices YoY: 3.2%
• Active inventory: 50
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $356

Break-even live

Break-even rent $449

Max offer price $49,500

Occupancy floor 55%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1412 S Crockett Ave Sonora, TX	2.0	1.0	1496	$900	$0.60	43d	1	0.16mi

Listing history 16 events

1. 2026-06-18
   days on market $49,500 Active 36 DOM
2. 2026-06-17
   days on market $49,500 Active 35 DOM
3. 2026-06-16
   days on market $49,500 Active 34 DOM
4. 2026-06-15
   days on market $49,500 Active 33 DOM
5. 2026-06-15
   days on market $49,500 Active 32 DOM
6. 2026-06-13
   days on market $49,500 Active 31 DOM
7. 2026-06-12
   days on market $49,500 Active 30 DOM
8. 2026-06-09
   days on market $49,500 Active 27 DOM
9. 2026-06-08
   days on market $49,500 Active 26 DOM
10. 2026-06-08
    days on market $49,500 Active 25 DOM
11. 2026-06-07
    days on market $49,500 Active 24 DOM
12. 2026-06-03
    days on market $49,500 Active 21 DOM
13. 2026-06-02
    days on market $49,500 Active 20 DOM
14. 2026-06-01
    days on market $49,500 Active 19 DOM
15. 2026-05-31
    days on market $49,500 Active 18 DOM
16. 2026-05-12
    listed $49,500 Active 488-char remark

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $906 · $75/mo
• Expected delta: +$10/yr (+$1/mo · 1.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $10,800
• − Mortgage interest: −$2,773
• − Property taxes: −$896
• − Insurance: −$248
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,440
• Taxable income: $3,716
• Est. tax owed @ 24.0%: −$892
• After-tax cash flow: $3,382/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: Sonora ISD
• NCES district ID: 4840800
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $54,215
• Composite: 42.39/100
• National rank: #3239
• State rank: #189 of 826 in TX

Livability — Sonora

• Score: 77/100
• State rank: #83
• US rank: #2963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sonora, TX
• Population (ZIP): 3,490

Population outlook (Sutton County) Hauer SSP2

• Today (2025): 3,727 people
• By 2030: 3,569 · -4.2%
• By 2040: 3,220 · -13.6%
• By 2050: 2,868 · -23.0%
• By 2075: 2,070 · -44.5%
• By 2100: 1,313 · -64.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 36% Two or more races 9%
• Hispanic origin (detail): Mexican 58% Cuban 3%
• Common ancestry: Serbian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 52% English-only · Spanish 48%

Political lean MEDSL · Sutton

• 2024 margin: Solid R (+67.1) · D 16.3% · R 83.4%
• 2008→2024 swing: -15.9pp toward R · 2008: -51.2pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+57.8 2016: R+53.9 2012: R+49.8 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.73%
• Current HPI: 119.0271
• 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

1 event — show timeline

• 2026-05-12 Listed $49,500 SAAR TX

Property tax history

+2.8%/yr

Latest (2025): $896 · +18.5% YoY. Source: county tax records.