1274 County Road 2019 Unit B · Glen Rose, TX 76043

$199,900

4 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 26 Days on market

Built 1987 5.00 ac lot

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity with this 5 acre country setting. Property includes a 1960 sf duel singlewide home, 4 bedrooms and 3 baths. Needs some work to make all bedrooms and one bath fully functional. Also an 840SF 2B-2B singlewide home. Both homes are currently occupied. Please do not disturb.

Key facts

• 5 acre lot
• Listed 26 days

Property features AI

Finance

• Other: 5-acre parcel (will not subdivide); Parcel number 15660; Directions: From Glen Rose go south on State Hwy 144. Turn right on CR 2019. Turn left onto easement drive then look to the left for PRR sign at entrance to this 5 acre property.
• Financial info: Cash offers accepted; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: No garage / no covered parking
• Utilities: MUD water; Electricity connected; Aerobic septic; Municipal utility district
• Home design: Manufactured home (residential); Accessory unit included; One level
• Construction: Aluminum siding; Preowned home
• Exterior features: Acreage lot with pasture; Access easement; Outside city limits

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Eat-in kitchen
• Bedrooms: Primary bedroom on level 1 (approx. 12 x 12); Total of 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Other heating; Electric cooling; Multiple window/wall units
• Interior features: Decorative lighting; Eat-in kitchen; Paneling; Walk-in closet(s); Other
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $74 ($883/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 $169k (15.7% below list).
• Recommended offer: $169k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.9% in Glen Rose — 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 73/100 on livability (#231 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Glen Rose ISD (rural): math 51% / reading 56% proficiency, ranked #126 of 826 in TX (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glen Rose El (476 students, 52% FRL); Glen Rose J H School (math 44% / reading 49%, grade D+, #443 of 1,662 statewide, top 28%, 463 students, 41% FRL); Glen Rose H S (math 57% / reading 67%, grade B-, #237 of 1,632 statewide, top 16%, 587 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 150 active listings in the ZIP; 43 units permitted in Somervell County in 2024 (10 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 $6k of value loss. Plan a longer hold.
• Somervell County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,515 (15.7% 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. 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?
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: 0.84% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.9

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-27,756
• Equity at exit: $29,806

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-18,340
• Equity at exit: $17,284

Cash invested: $55,972 (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 76043

• Home prices YoY: -24.2%
• Active inventory: 150
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $74

Break-even live

Break-even rent $1,592

Max offer price $199,900

Occupancy floor 91%

Sensitivity live

Price	-10% $187	-5% $130	+0% $74	+5% $17	+10% $-40
Rent	-10% $-60	-5% $7	+0% $74	+5% $140	+10% $207
Rate	-1.0pp $174	-0.5pp $124	base $74	+0.5pp $22	+1.0pp $-31

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $199,900 Active 26 DOM
2. 2026-06-19
   days on market $199,900 Active 24 DOM
3. 2026-06-18
   days on market $199,900 Active 23 DOM
4. 2026-06-17
   days on market $199,900 Active 22 DOM
5. 2026-06-16
   days on market $199,900 Active 21 DOM
6. 2026-06-15
   days on market $199,900 Active 20 DOM
7. 2026-06-14
   days on market $199,900 Active 18 DOM
8. 2026-06-13
   days on market $199,900 Active 17 DOM
9. 2026-06-10
   days on market $199,900 Active 15 DOM
10. 2026-06-09
    days on market $199,900 Active 14 DOM
11. 2026-06-08
    days on market $199,900 Active 13 DOM
12. 2026-06-07
    days on market $199,900 Active 12 DOM
13. 2026-06-03
    days on market $199,900 Active 8 DOM
14. 2026-06-02
    days on market $199,900 Active 7 DOM
15. 2026-06-01
    days on market $199,900 Active 6 DOM
16. 2026-05-31
    days on market $199,900 Active 5 DOM
17. 2026-05-30
    days on market $199,900 Active 4 DOM
18. 2026-05-25
    listed $199,900 Active
19. 2007-06-18
    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: $1,513 · $126/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$2,145/yr (+$179/mo · 141.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,222
• − Mortgage interest: −$11,198
• − Property taxes: −$1,513
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$5,815
• Taxable loss: −$2,539
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $1,492/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: Glen Rose ISD
• NCES district ID: 4820850
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $51,084
• Composite: 45.78/100
• National rank: #2565
• State rank: #126 of 826 in TX

Livability — Glen Rose

• Score: 73/100
• State rank: #231
• US rank: #5572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,286

Population outlook (Somervell County) Hauer SSP2

• Today (2025): 9,445 people
• By 2030: 9,716 · +2.9%
• By 2040: 10,069 · +6.6%
• By 2050: 10,145 · +7.4%
• By 2075: 10,111 · +7.1%
• By 2100: 9,202 · -2.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 23% Two or more races 13% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 3% Lithuanian 1% Romanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Somervell

• 2024 margin: Solid R (+70.8) · D 14.2% · R 85.0%
• 2008→2024 swing: -17.6pp toward R · 2008: -53.1pp · 2024: -70.8pp
• All cycles: 2024: R+70.8 2020: R+67.5 2016: R+68.8 2012: R+64.1 2008: R+53.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.10%
• Current HPI: 203.3924
• 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

2 events — show timeline

• 2026-05-25 Listed $199,900 NTREIS
• 2007-06-18 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,513 · -1.7% YoY. Source: county tax records.