101 Gaines St · Washburn, TX 79019

$120,000

4 bd · 1.0 ba · 784 sqft · Manufactured public records · 119 Days on market

Built 1985

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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 +19.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your retreat in Washburn! This well-maintained 4 bedroom, 2 bath mobile home feature an inviting open concept layout, creating spacious and airy feel throughout the living and dining areas. Enjoy peace of mind with the unique underground storage container that serves as a storm shelter, providing safety during severe weather. This property also has multiple storage buildings, ideal for organizing tools, equipment, or recreational gear. Experience the tranquility of rural living while still being close to local amenities. Don't miss your chance to own this safe and comfortable home! Schedule a viewing today!! Located directly on Highway 287.

Key facts

• Open concept layout
• Built 1985
• Listed 118 days

Tags

• OPEN CONCEPT LAYOUT
• UNDERGROUND STORAGE CONTAINER
• MULTIPLE STORAGE BUILDINGS
• CLOSE TO LOCAL AMENITIES
• LOCATED ON HIGHWAY 287

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $109k (9.1% below list).
• Recommended offer: $109k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Claude ISD (rural): math 60% / reading 50% proficiency, ranked #198 of 1,141 in TX (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($830 loan paydown + $4k appreciation (3.7% local appreciation)).
• Armstrong County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $80k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,044 (9.1% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.82×
• Total profit: $27,496
• Equity at exit: $58,656

10-year hold

• IRR: 15.2%
• Equity multiple: 3.39×
• Total profit: $80,375
• Equity at exit: $94,233

Cash invested: $33,600 (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 79019

• Home prices YoY: 1.9%
• Active inventory: 18
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $136

Break-even live

Break-even rent $918

Max offer price $120,000

Occupancy floor 83%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   price $120,000 Active 119 DOM
2. 2026-06-18
   days on market $145,000 Active 119 DOM
3. 2026-06-17
   days on market $145,000 Active 118 DOM
4. 2026-06-16
   days on market $145,000 Active 117 DOM
5. 2026-06-15
   days on market $145,000 Active 116 DOM
6. 2026-06-14
   days on market $145,000 Active 114 DOM
7. 2026-06-13
   days on market $145,000 Active 113 DOM
8. 2026-06-10
   days on market $145,000 Active 111 DOM
9. 2026-06-09
   days on market $145,000 Active 110 DOM
10. 2026-06-08
    days on market $145,000 Active 109 DOM
11. 2026-06-07
    days on market $145,000 Active 108 DOM
12. 2026-06-02
    days on market $145,000 Active 103 DOM
13. 2026-06-01
    days on market $145,000 Active 102 DOM
14. 2026-05-31
    days on market $145,000 Active 101 DOM
15. 2026-05-30
    days on market $145,000 Active 100 DOM
16. 2026-05-19
    price $145,000 659-char remark

    Show marketing remark (659 chars)

    Welcome to your retreat in Washburn! This well-maintained 4 bedroom, 2 bath mobile home feature an inviting open concept layout, creating spacious and airy feel throughout the living and dining areas. Enjoy peace of mind with the unique underground storage container that serves as a storm shelter, providing safety during severe weather. This property also has multiple storage buildings, ideal for organizing tools, equipment, or recreational gear. Experience the tranquility of rural living while still being close to local amenities. Don't miss your chance to own this safe and comfortable home! Schedule a viewing today!! Located directly on Highway 287.

17. 2026-04-07
    price $165,000 659-char remark

    Show marketing remark (659 chars)

    Welcome to your retreat in Washburn! This well-maintained 4 bedroom, 2 bath mobile home feature an inviting open concept layout, creating spacious and airy feel throughout the living and dining areas. Enjoy peace of mind with the unique underground storage container that serves as a storm shelter, providing safety during severe weather. This property also has multiple storage buildings, ideal for organizing tools, equipment, or recreational gear. Experience the tranquility of rural living while still being close to local amenities. Don't miss your chance to own this safe and comfortable home! Schedule a viewing today!! Located directly on Highway 287.

18. 2026-03-30
    price $189,000 659-char remark

    Show marketing remark (659 chars)

    Welcome to your retreat in Washburn! This well-maintained 4 bedroom, 2 bath mobile home feature an inviting open concept layout, creating spacious and airy feel throughout the living and dining areas. Enjoy peace of mind with the unique underground storage container that serves as a storm shelter, providing safety during severe weather. This property also has multiple storage buildings, ideal for organizing tools, equipment, or recreational gear. Experience the tranquility of rural living while still being close to local amenities. Don't miss your chance to own this safe and comfortable home! Schedule a viewing today!! Located directly on Highway 287.

19. 2026-03-09
    price $194,000 659-char remark

    Show marketing remark (659 chars)

    Welcome to your retreat in Washburn! This well-maintained 4 bedroom, 2 bath mobile home feature an inviting open concept layout, creating spacious and airy feel throughout the living and dining areas. Enjoy peace of mind with the unique underground storage container that serves as a storm shelter, providing safety during severe weather. This property also has multiple storage buildings, ideal for organizing tools, equipment, or recreational gear. Experience the tranquility of rural living while still being close to local amenities. Don't miss your chance to own this safe and comfortable home! Schedule a viewing today!! Located directly on Highway 287.

20. 2026-02-20
    listed $199,900 Active 659-char remark

    Show marketing remark (659 chars)

    Welcome to your retreat in Washburn! This well-maintained 4 bedroom, 2 bath mobile home feature an inviting open concept layout, creating spacious and airy feel throughout the living and dining areas. Enjoy peace of mind with the unique underground storage container that serves as a storm shelter, providing safety during severe weather. This property also has multiple storage buildings, ideal for organizing tools, equipment, or recreational gear. Experience the tranquility of rural living while still being close to local amenities. Don't miss your chance to own this safe and comfortable home! Schedule a viewing today!! Located directly on Highway 287.

21. 2025-04-26
    historical $1,200
22. 2024-10-30
    listed $1,200

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,644/yr (+$137/mo · 297.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,085
• − Mortgage interest: −$6,722
• − Property taxes: −$552
• − Insurance: −$600
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$3,491
• Taxable loss: −$373
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,723/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: Claude ISD
• NCES district ID: 4814250
• Math proficiency: 60% ▲ 10.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $60,455
• Composite: 49.76/100
• National rank: #4223
• State rank: #198 of 1141 in TX

Livability — Washburn

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

Census & demographics

• Census place: Washburn, TX
• Population (ZIP): 1,745

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 1,979 people
• By 2030: 2,012 · +1.7%
• By 2040: 2,074 · +4.8%
• By 2050: 2,168 · +9.6%
• By 2075: 2,491 · +25.9%
• By 2100: 2,586 · +30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 5% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 4% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+85.8) · D 6.9% · R 92.8%
• 2008→2024 swing: -12.3pp toward R · 2008: -73.5pp · 2024: -85.8pp
• All cycles: 2024: R+85.8 2020: R+86.3 2016: R+84.0 2012: R+78.1 2008: R+73.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.69%
• Current HPI: 200.1523
• 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

+11983.3% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $145,000 AARMLS
• 2026-04-07 Price Changed $165,000 AARMLS
• 2026-03-30 Price Changed $189,000 AARMLS
• 2026-03-09 Price Changed $194,000 AARMLS
• 2026-02-20 Listed $199,900 AARMLS
• 2025-04-26 Rental Removed $1,200 SHOWMOJO
• 2024-10-30 Listed for Rent $1,200 SHOWMOJO

Property tax history

+3.6%/yr

Latest (2025): $552 · +10.0% YoY. Source: county tax records.