4185 County Road 497 · Anson, TX 79501

$199,900

4 bd · 2.0 ba · 1,475 sqft · Manufactured · 24 Days on market

Built 2026 Excellent condition 1.96 ac lot Est $215k · 7% under

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Why this score? — see what drove the A- 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
• ARV discount +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0

Listing remarks

Owner related to agent. This brand new, move-in ready, 4-2 manufactured home on 1.96 acres has it all. The front boasts a beautiful, fully covered and skirted front deck for enjoying West Texas sunrises. Inside you will find brand new factory-warrantied appliances, a dedicated space for your washer and dryer, a massive pantry, and a thoughtfully laid out floor plan. It has been set on a custom, engineer-certified, permanent foundation allowing it to qualify for any type of financing and giving you the confidence that things have been done right. If you want to escape the rising costs and chaos of the city, with a short commute back to it’s conveniences, you’ve found it. Book a s

Key facts

• Massive pantry
• 1.96 acre lot
• Built 2026

Tags

• FULLY COVERED FRONT DECK
• MASSIVE PANTRY

Property features AI

Finance

• Other: Property type: Residential mobile home; Lot: Approximately 1.96 acres (will not subdivide); Restrictions: Building and other restrictions; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway (no garage, no covered/carport spaces)
• Utilities: Aerobic septic; Electricity connected; Individual water meter; All-weather road access; Gravel/rock driveway
• Home design: Mobile home (attached); One story; New construction completed in 2026; Deed restrictions apply
• Construction: Composition/shingle roof; Other foundation
• Exterior features: Covered deck; Covered porch/deck

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Vented exhaust fan
• Bedrooms: 4 bedrooms (primary bedroom on main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Kitchen island; Pantry; Walk-in closet(s); Window coverings; One living area; One dining area; 2 total bathrooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room; Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#377 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety C-, employment D, amenities F.
• Anson ISD (rural): math 29% / reading 37% proficiency, ranked #565 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anson El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 368 students, 68% FRL).
• Market conditions: 71 active listings in the ZIP; 1 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (4.1% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 24 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $196,901 (1.5% 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. 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?
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: 1.75% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.75%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $215,350
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4377 County Road 497	0.37mi	3/2.0 (-1)	1,512 (+2%)	4mo	$220,000	$146	70

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

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 3.23×
• Total profit: $124,730
• Equity at exit: $102,891

10-year hold

• IRR: 36.5%
• Equity multiple: 6.47×
• Total profit: $305,902
• Equity at exit: $169,525

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 79501

• Home prices YoY: 2.9%
• Active inventory: 71
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,505 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $1,387

Break-even live

Break-even rent $1,749

Max offer price $199,900

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

Listing history 13 events

1. 2026-06-15
   statusdays on market $199,900 Pending 24 DOM
2. 2026-06-14
   days on market $199,900 Active Option Contract 23 DOM
3. 2026-06-13
   days on market $199,900 Active Option Contract 22 DOM
4. 2026-06-10
   days on market $199,900 Active Option Contract 20 DOM
5. 2026-06-09
   days on market $199,900 Active Option Contract 19 DOM
6. 2026-06-08
   days on market $199,900 Active Option Contract 18 DOM
7. 2026-06-07
   statusdays on market $199,900 Active Option Contract 17 DOM
8. 2026-06-03
   days on market $199,900 Active 13 DOM
9. 2026-06-02
   days on market $199,900 Active 12 DOM
10. 2026-06-01
    days on market $199,900 Active 11 DOM
11. 2026-05-31
    days on market $199,900 Active 10 DOM
12. 2026-05-30
    days on market $199,900 Active 9 DOM
13. 2026-05-21
    listed $199,900 Active

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

Taxation est. · year 1

• Rental income: $42,060
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,365
• − Management: −$3,365
• − Depreciation: −$5,815
• Taxable income: $14,320
• Est. tax owed @ 24.0%: −$3,437
• After-tax cash flow: $13,213/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 · 13 photos

Excellent 95/100 None rehab

This move-in ready manufactured home is in excellent condition with no visible repairs needed. It offers a great opportunity for both resale and rental due to its location and features.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and resale value
• Both Install a security system — Improves safety and rental appeal
• Both Add landscaping around the front porch — Enhances curb appeal and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and resale value ↑
• Both Install a security system — Improves safety and rental appeal ↑
• Both Add landscaping around the front porch — Enhances curb appeal and rental 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: Anson ISD
• NCES district ID: 4808400
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 37% ▼ -3.00%
• Median HH income: $45,223
• Composite: 28.21/100
• National rank: #6805
• State rank: #565 of 826 in TX

Livability — Anson

• Score: 70/100
• State rank: #377
• US rank: #7976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,635
• Population (ZIP): 2,635

Population outlook (Jones County) Hauer SSP2

• Today (2025): 19,845 people
• By 2030: 20,213 · +1.9%
• By 2040: 21,446 · +8.1%
• By 2050: 22,499 · +13.4%
• By 2075: 23,272 · +17.3%
• By 2100: 20,420 · +2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 31% Two or more races 12% Black 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Slovak 4% Serbian 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+73.2) · D 13.1% · R 86.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -46.1pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+69.1 2016: R+65.4 2012: R+54.5 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 148.5884
• 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

• 2026-05-21 Listed $199,900 NTREIS