106 Los Lingos Dr · Silverton, TX 79257

$99,999

3 bd · 2.0 ba · 1,215 sqft · SingleFamily · 247 Days on market

Built 2016 Fair condition

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to your perfect lakeside getaway. Motivated sellers ready to field offers. This beautifully three bedroom, two bath home sits on a spacious double lot with stunning views of Lake Mackenzie. Relax or entertain on the large covered porch that overlooks the water, a perfect spot for morning coffee or evening sunsets. Inside, the open living area connects easily to the kitchen and dining space, creating a warm and inviting atmosphere for family and friends. Outside, you will find a convenient carport, a storage building, and a cellar that provides extra space and peace of mind. Whether you are looking for a full time residence, a weekend retreat, or a vacation home, this property is ready for you

Key facts

• Large covered porch
• Double lot
• Lakeside getaway

Tags

• LAKESIDE GETAWAY
• DOUBLE LOT
• LARGE COVERED PORCH
• OPEN LIVING AREA
• FULLY FURNISHED
• CONVENIENT CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#551 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Silverton ISD (rural): math 50% / reading 50% proficiency, ranked #391 of 1,141 in TX (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Briscoe County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $60k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.11% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 7.5

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: 14.8%
• Equity multiple: 1.85×
• Total profit: $23,667
• Equity at exit: $44,964

10-year hold

• IRR: 16.6%
• Equity multiple: 3.43×
• Total profit: $68,027
• Equity at exit: $69,295

Cash invested: $28,000 (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 79257

• Active inventory: 6
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $182

Break-even live

Break-even rent $875

Max offer price $99,999

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $99,999 Active 247 DOM
2. 2026-06-17
   days on market $99,999 Active 246 DOM
3. 2026-06-16
   days on market $99,999 Active 245 DOM
4. 2026-06-15
   days on market $99,999 Active 244 DOM
5. 2026-06-15
   days on market $99,999 Active 243 DOM
6. 2026-06-13
   days on market $99,999 Active 242 DOM
7. 2026-06-12
   days on market $99,999 Active 241 DOM
8. 2026-06-09
   days on market $99,999 Active 238 DOM
9. 2026-06-08
   days on market $99,999 Active 237 DOM
10. 2026-06-08
    days on market $99,999 Active 236 DOM
11. 2026-06-05
    days on market $99,999 Active 234 DOM
12. 2026-06-03
    days on market $99,999 Active 232 DOM
13. 2026-06-02
    days on market $99,999 Active 231 DOM
14. 2026-06-01
    days on market $99,999 Active 230 DOM
15. 2026-05-31
    days on market $99,999 Active 229 DOM
16. 2026-03-20
    price $99,999 709-char remark

    Show marketing remark (709 chars)

    Welcome to your perfect lakeside getaway. Motivated sellers ready to field offers. This beautifully three bedroom, two bath home sits on a spacious double lot with stunning views of Lake Mackenzie. Relax or entertain on the large covered porch that overlooks the water, a perfect spot for morning coffee or evening sunsets. Inside, the open living area connects easily to the kitchen and dining space, creating a warm and inviting atmosphere for family and friends. Outside, you will find a convenient carport, a storage building, and a cellar that provides extra space and peace of mind. Whether you are looking for a full time residence, a weekend retreat, or a vacation home, this property is ready for you

17. 2026-02-20
    price $120,000 709-char remark

    Show marketing remark (709 chars)

    Welcome to your perfect lakeside getaway. Motivated sellers ready to field offers. This beautifully three bedroom, two bath home sits on a spacious double lot with stunning views of Lake Mackenzie. Relax or entertain on the large covered porch that overlooks the water, a perfect spot for morning coffee or evening sunsets. Inside, the open living area connects easily to the kitchen and dining space, creating a warm and inviting atmosphere for family and friends. Outside, you will find a convenient carport, a storage building, and a cellar that provides extra space and peace of mind. Whether you are looking for a full time residence, a weekend retreat, or a vacation home, this property is ready for you

18. 2025-10-14
    listed $159,900 Active 709-char remark

    Show marketing remark (709 chars)

    Welcome to your perfect lakeside getaway. Motivated sellers ready to field offers. This beautifully three bedroom, two bath home sits on a spacious double lot with stunning views of Lake Mackenzie. Relax or entertain on the large covered porch that overlooks the water, a perfect spot for morning coffee or evening sunsets. Inside, the open living area connects easily to the kitchen and dining space, creating a warm and inviting atmosphere for family and friends. Outside, you will find a convenient carport, a storage building, and a cellar that provides extra space and peace of mind. Whether you are looking for a full time residence, a weekend retreat, or a vacation home, this property is ready for you

19. 2024-08-05
    historical Active Under Contract
20. 2024-07-02
    status Active
21. 2024-03-20
    listed Active Under Contract
22. 2024-03-20
    listed Active Under Contract
23. 2024-02-07
    price $99,500
24. 2023-10-30
    status Active
25. 2023-08-26
    price $109,995
26. 2023-04-28
    listed $118,500 Active
27. 2021-10-30
    listed $118,995
28. 2017-05-26
    listed $94,900
29. 2017-01-30
    soldstatus
30. 2016-12-02
    listed $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,265
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$2,909
• Taxable income: $632
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $2,035/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This three-bedroom, two-bath home requires moderate renovations to update the kitchen and bathrooms, paint the interior, and modernize the exterior. The property has a good roof and foundation, but the dated interior and exterior need attention to increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior siding — slight wear
• Minor carport roof — slight wear

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen
• Resale update bathrooms with new fixtures and tile — modernizing the bathrooms
• Both paint interior walls and replace carpet — improving the interior and increasing appeal
• Resale update exterior siding and carport roof — modernizing the exterior and increasing curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · slight wear	Minor	$500–3,000
carport roof · slight wear	Minor	$500–3,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen ↑
• Resale update bathrooms with new fixtures and tile — modernizing the bathrooms ↑
• Both paint interior walls and replace carpet — improving the interior and increasing appeal ↑
• Resale update exterior siding and carport roof — modernizing the exterior and increasing curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Silverton ISD
• NCES district ID: 4840290
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $40,394
• Composite: 43.89/100
• National rank: #6305
• State rank: #391 of 1141 in TX

Livability — Silverton

• Score: 67/100
• State rank: #551
• US rank: #10644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 727

Population outlook (Briscoe County) Hauer SSP2

• Today (2025): 1,366 people
• By 2030: 1,300 · -4.8%
• By 2040: 1,176 · -13.9%
• By 2050: 1,054 · -22.8%
• By 2075: 865 · -36.7%
• By 2100: 691 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 34% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 70% English-only · Spanish 30%

Political lean MEDSL · Briscoe

• 2024 margin: Solid R (+79.8) · D 9.7% · R 89.5%
• 2008→2024 swing: -30.2pp toward R · 2008: -49.6pp · 2024: -79.8pp
• All cycles: 2024: R+79.8 2020: R+77.4 2016: R+72.8 2012: R+65.6 2008: R+49.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+300.0% since first listed

15 events — show timeline

• 2026-03-20 Price Changed $99,999 AARMLS
• 2026-02-20 Price Changed $120,000 AARMLS
• 2025-10-14 Listed $159,900 AARMLS
• 2024-08-05 Contingent — PARMLS
• 2024-07-02 Relisted — PARMLS
• 2024-03-20 Listed — PARMLS
• 2024-03-20 Listed — PARMLS
• 2024-02-07 Price Changed $99,500 PARMLS
• 2023-10-30 Relisted — PARMLS
• 2023-08-26 Price Changed $109,995 PARMLS
• 2023-04-28 Listed $118,500 PARMLS
• 2021-10-30 Listed $118,995 PARMLS
• 2017-05-26 Listed $94,900 PARMLS
• 2017-01-30 Sold (MLS) — PARMLS
• 2016-12-02 Listed $25,000 PARMLS