497 Blackberry Rd · Lyons, TX 77879

$95,000

2 bd · 1.0 ba · 870 sqft · Manufactured public records · 86 Days on market

Built 1982 0.57 ac lot $109/sqft · at area comps Est $99k · at est.

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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 +9.3/15.0
• Appreciation +5.6/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your slice of country living at 497 Blackberry Road in Somerville, Texas! Situated on approximately 0.57 acres, this 2-bedroom, 1-bath home offers the perfect opportunity for a weekend retreat, rental investment, or full-time residence. Enjoy peace of mind with major utilities already in place—featuring an aerobic septic system, along with power and water infrastructure that are only about 3 years old. The manageable lot size provides plenty of room to relax, garden, or expand, while still being easy to maintain. Whether you're looking to be near Lake Somerville, searching for an affordable homestead, or wanting a property with solid bones to make your own, this one checks all the boxes. With a little personal touch, this property has great potential to truly shine. Don’t miss your chance to own a quiet piece of the country with essential improvements already done!

Key facts

• 0.57 acres
• Manageable lot size
• Near lake somerville

Tags

• 0.57 ACRES
• AEROBIC SEPTIC SYSTEM
• POWER AND WATER INFRASTRUCTURE
• MANAGEABLE LOT SIZE
• NEAR LAKE SOMERVILLE
• ESSENTIAL IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 3.9% in Lyons — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $1k appreciation (1.2% local appreciation)).
• At projected returns (1.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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: severe wind risk, 91% 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.89% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.83%
• DSCR: 2.59
• GRM: 4.4

CMA / ARV

• ARV (median comp): $99,000
• List price: $95,000
• Delta: -4.04%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Wilderness Rd	0.47mi	2/2.0	840 (-3%)	2mo	$99,000	$118	67

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

Projected returns pro-forma

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

5-year hold

• IRR: 38.6%
• Equity multiple: 3.00×
• Total profit: $53,328
• Equity at exit: $33,445

10-year hold

• IRR: 40.5%
• Equity multiple: 5.91×
• Total profit: $130,640
• Equity at exit: $45,241

Cash invested: $26,600 (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: 222
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $794

Break-even live

Break-even rent $795

Max offer price $95,000

Occupancy floor 51%

Sensitivity live

Price	-10% $848	-5% $821	+0% $794	+5% $767	+10% $741
Rent	-10% $652	-5% $723	+0% $794	+5% $865	+10% $936
Rate	-1.0pp $842	-0.5pp $818	base $794	+0.5pp $770	+1.0pp $745

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Little Berry Rd Somerville, TX	2.0	2.0	864	$1,800	$2.08	44d	1	0.38mi

Listing history 42 events

1. 2026-06-21
   days on market $95,000 Active 86 DOM
2. 2026-06-19
   days on market $95,000 Active 84 DOM
3. 2026-06-18
   days on market $95,000 Active 83 DOM
4. 2026-06-17
   days on market $95,000 Active 82 DOM
5. 2026-06-16
   days on market $95,000 Active 81 DOM
6. 2026-06-15
   days on market $95,000 Active 80 DOM
7. 2026-06-14
   days on market $95,000 Active 78 DOM
8. 2026-06-12
   days on market $95,000 Active 77 DOM
9. 2026-06-09
   days on market $95,000 Active 74 DOM
10. 2026-06-08
    days on market $95,000 Active 73 DOM
11. 2026-06-07
    days on market $95,000 Active 72 DOM
12. 2026-06-05
    days on market $95,000 Active 69 DOM
13. 2026-06-03
    days on market $95,000 Active 68 DOM
14. 2026-06-02
    days on market $95,000 Active 67 DOM
15. 2026-06-01
    days on market $95,000 Active 66 DOM
16. 2026-05-31
    days on market $95,000 Active 65 DOM
17. 2026-05-30
    days on market $95,000 Active 64 DOM
18. 2026-05-01
    price $95,000 900-char remark

    Show marketing remark (900 chars)

    Welcome to your slice of country living at 497 Blackberry Road in Somerville, Texas! Situated on approximately 0.57 acres, this 2-bedroom, 1-bath home offers the perfect opportunity for a weekend retreat, rental investment, or full-time residence. Enjoy peace of mind with major utilities already in place—featuring an aerobic septic system, along with power and water infrastructure that are only about 3 years old. The manageable lot size provides plenty of room to relax, garden, or expand, while still being easy to maintain. Whether you're looking to be near Lake Somerville, searching for an affordable homestead, or wanting a property with solid bones to make your own, this one checks all the boxes. With a little personal touch, this property has great potential to truly shine. Don’t miss your chance to own a quiet piece of the country with essential improvements already done!

19. 2026-03-27
    listed $99,000 Active 900-char remark

    Show marketing remark (900 chars)

    Welcome to your slice of country living at 497 Blackberry Road in Somerville, Texas! Situated on approximately 0.57 acres, this 2-bedroom, 1-bath home offers the perfect opportunity for a weekend retreat, rental investment, or full-time residence. Enjoy peace of mind with major utilities already in place—featuring an aerobic septic system, along with power and water infrastructure that are only about 3 years old. The manageable lot size provides plenty of room to relax, garden, or expand, while still being easy to maintain. Whether you're looking to be near Lake Somerville, searching for an affordable homestead, or wanting a property with solid bones to make your own, this one checks all the boxes. With a little personal touch, this property has great potential to truly shine. Don’t miss your chance to own a quiet piece of the country with essential improvements already done!

20. 2023-09-05
    soldstatus $90,000
21. 2023-09-01
    soldstatus Closed 508-char remark

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

22. 2023-09-01
    soldstatus Sold

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

23. 2023-08-13
    status Pending
24. 2023-08-02
    historical Active Under Contract 508-char remark

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

25. 2023-08-02
    status Option Pending

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

26. 2023-07-13
    price $98,000

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

27. 2023-07-13
    price $98,000 508-char remark

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

28. 2023-06-26
    price $108,000

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

29. 2023-06-26
    price $108,000 508-char remark

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

30. 2023-06-15
    price $113,000

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

31. 2023-06-15
    price $113,000 508-char remark

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

32. 2023-05-25
    price $114,000

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

33. 2023-05-25
    price $114,000 508-char remark

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

34. 2023-05-20
    listed $115,000 Active 508-char remark

    Show marketing remark (508 chars)

    2 bed-1 bath home in Enchanted Oaks. Cleared Lot 0.57 acres. New Aerobic Septic Tank, New Metal Roof, New Electric Pole (Bluebonnet), New Water Tap (H. D. U Services), and New Driveway. The home has been renovated with new siding, new floors, a new toilet, and washer & dryer hookups. No HOA fee, Low taxes, and No known Restrictions. The property is vacant. Agent/Owner please call or text to schedule showings. Entertaining all offers. Come and view it and check out all that Somerville has to offer.

35. 2023-04-14
    listed $115,000 Active
36. 2023-04-10
    historical $115,000
37. 2023-04-06
    soldstatus
38. 2023-01-12
    historical
39. 2022-11-17
    listed Active
40. 2022-11-14
    listed $70,000 Active
41. 2021-10-22
    soldstatus
42. 2003-07-02
    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: $1,079 · $90/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$659/yr (+$55/mo · 61.1%)

ⓘ 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 91% 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: $21,600
• − Mortgage interest: −$5,321
• − Property taxes: −$1,079
• − Insurance: −$475
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$2,764
• Taxable income: $8,505
• Est. tax owed @ 24.0%: −$2,041
• After-tax cash flow: $7,490/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 — Lyons

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 370
• 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

+35.7% since first listed

25 events — show timeline

• 2026-05-01 Price Changed $95,000 BCSRMLS
• 2026-03-27 Listed $99,000 BCSRMLS
• 2023-09-05 Sold (Public Records) $90,000 Public Records
• 2023-09-01 Sold (MLS) — HARMLS
• 2023-09-01 Sold (MLS) — Unlock MLS
• 2023-08-13 Pending — HARMLS
• 2023-08-02 Contingent — Unlock MLS
• 2023-08-02 Pending — HARMLS
• 2023-07-13 Price Changed $98,000 HARMLS
• 2023-07-13 Price Changed $98,000 Unlock MLS
• 2023-06-26 Price Changed $108,000 HARMLS
• 2023-06-26 Price Changed $108,000 Unlock MLS
• 2023-06-15 Price Changed $113,000 HARMLS
• 2023-06-15 Price Changed $113,000 Unlock MLS
• 2023-05-25 Price Changed $114,000 HARMLS
• 2023-05-25 Price Changed $114,000 Unlock MLS
• 2023-05-20 Listed $115,000 Unlock MLS
• 2023-04-14 Listed $115,000 HARMLS
• 2023-04-10 Coming Soon $115,000 HARMLS
• 2023-04-06 Sold (Public Records) — Public Records
• 2023-01-12 Listing Removed — HARMLS
• 2022-11-17 Listed — Unlock MLS
• 2022-11-14 Listed $70,000 HARMLS
• 2021-10-22 Sold (Public Records) — Public Records
• 2003-07-02 Sold (Public Records) — Public Records

Property tax history

+14.9%/yr

Latest (2025): $1,079 · +31.4% YoY. Source: county tax records.