TBD County Road F · Mobeetie, TX 79061

$134,000

3 bd · 2.0 ba · 1,292 sqft · SingleFamily · 68 Days on market

Fair condition ↓ 3% since listing

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Enjoy country living on 0.97 acres in the quiet town of Mobeetie, Texas. This 3-bedroom, 2-bath home offers an open floor plan with a comfortable flow for everyday living and entertaining. The isolated primary suite provides added privacy and features a relaxing garden tub, walk-in shower & a HUGE walk-in closet. With plenty of outdoor space to enjoy, this property gives you the small-town feel you've been looking for while still offering the convenience of town amenities nearby. Home is all electric & has a wood burning stove in the living room.

Key facts

• Open floor plan
• Huge walk-in closet
• Walk-in shower

Tags

• OPEN FLOOR PLAN
• ISOLATED PRIMARY SUITE
• GARDEN TUB
• WALK-IN SHOWER
• HUGE WALK-IN CLOSET
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-61 ($-727/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (18.2% below list).
• Recommended offer: $110k (18.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,100 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime D-.
• Fort Elliott CISD (rural): math 55% / reading 70% proficiency, ranked #90 of 1,141 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($926 loan paydown + $4k appreciation (3.0% local appreciation)).
• Wheeler County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, 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 68 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,556 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 10.2

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: 5.7%
• Equity multiple: 1.33×
• Total profit: $12,302
• Equity at exit: $60,252

10-year hold

• IRR: 8.7%
• Equity multiple: 2.31×
• Total profit: $49,243
• Equity at exit: $92,856

Cash invested: $37,520 (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 79061

• Active inventory: 14
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$703
• Tax est. 1.5%: −$168 /mo · $2,010/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-61

Break-even live

Break-even rent $1,172

Max offer price $125,238

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-14	+0% $-61	+5% $-107	+10% $-153
Rent	-10% $-147	-5% $-104	+0% $-61	+5% $-17	+10% $26
Rate	-1.0pp $7	-0.5pp $-26	base $-61	+0.5pp $-95	+1.0pp $-131

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $134,000 Active 68 DOM
2. 2026-06-21
   pricedays on market $134,000 Active 67 DOM
3. 2026-06-18
   days on market $136,000 Active 65 DOM
4. 2026-06-17
   days on market $136,000 Active 64 DOM
5. 2026-06-16
   days on market $136,000 Active 63 DOM
6. 2026-06-15
   days on market $136,000 Active 62 DOM
7. 2026-06-13
   days on market $136,000 Active 60 DOM
8. 2026-06-12
   days on market $136,000 Active 59 DOM
9. 2026-06-09
   days on market $136,000 Active 56 DOM
10. 2026-06-08
    days on market $136,000 Active 55 DOM
11. 2026-06-08
    pricedays on market $136,000 Active 54 DOM
12. 2026-06-05
    days on market $138,000 Active 52 DOM
13. 2026-06-03
    days on market $138,000 Active 50 DOM
14. 2026-06-02
    days on market $138,000 Active 49 DOM
15. 2026-06-01
    days on market $138,000 Active 48 DOM
16. 2026-05-31
    days on market $138,000 Active 47 DOM
17. 2026-05-08
    price $140,000 564-char remark

    Show marketing remark (564 chars)

    Enjoy country living on 0.97 acres in the quiet town of Mobeetie, Texas. This 3-bedroom, 2-bath home offers an open floor plan with a comfortable flow for everyday living and entertaining. The isolated primary suite provides added privacy and features a relaxing garden tub, walk-in shower & a HUGE walk-in closet. With plenty of outdoor space to enjoy, this property gives you the small-town feel you've been looking for while still offering the convenience of town amenities nearby. Home is all electric & has a wood burning stove in the living room.

18. 2026-05-01
    price $142,000 564-char remark

    Show marketing remark (564 chars)

    Enjoy country living on 0.97 acres in the quiet town of Mobeetie, Texas. This 3-bedroom, 2-bath home offers an open floor plan with a comfortable flow for everyday living and entertaining. The isolated primary suite provides added privacy and features a relaxing garden tub, walk-in shower & a HUGE walk-in closet. With plenty of outdoor space to enjoy, this property gives you the small-town feel you've been looking for while still offering the convenience of town amenities nearby. Home is all electric & has a wood burning stove in the living room.

19. 2026-04-26
    price $143,000 564-char remark

    Show marketing remark (564 chars)

    Enjoy country living on 0.97 acres in the quiet town of Mobeetie, Texas. This 3-bedroom, 2-bath home offers an open floor plan with a comfortable flow for everyday living and entertaining. The isolated primary suite provides added privacy and features a relaxing garden tub, walk-in shower & a HUGE walk-in closet. With plenty of outdoor space to enjoy, this property gives you the small-town feel you've been looking for while still offering the convenience of town amenities nearby. Home is all electric & has a wood burning stove in the living room.

20. 2026-04-18
    price $144,000 564-char remark

    Show marketing remark (564 chars)

    Enjoy country living on 0.97 acres in the quiet town of Mobeetie, Texas. This 3-bedroom, 2-bath home offers an open floor plan with a comfortable flow for everyday living and entertaining. The isolated primary suite provides added privacy and features a relaxing garden tub, walk-in shower & a HUGE walk-in closet. With plenty of outdoor space to enjoy, this property gives you the small-town feel you've been looking for while still offering the convenience of town amenities nearby. Home is all electric & has a wood burning stove in the living room.

21. 2026-04-14
    listed $145,000 Active 564-char remark

    Show marketing remark (564 chars)

    Enjoy country living on 0.97 acres in the quiet town of Mobeetie, Texas. This 3-bedroom, 2-bath home offers an open floor plan with a comfortable flow for everyday living and entertaining. The isolated primary suite provides added privacy and features a relaxing garden tub, walk-in shower & a HUGE walk-in closet. With plenty of outdoor space to enjoy, this property gives you the small-town feel you've been looking for while still offering the convenience of town amenities nearby. Home is all electric & has a wood burning stove in the living room.

ⓘ 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: $13,147
• − Mortgage interest: −$7,506
• − Property taxes: −$2,010
• − Insurance: −$670
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$3,898
• Taxable loss: −$3,041
• Est. tax savings @ 24.0%: +$730
• After-tax cash flow: $3/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

Fair 45/100 Moderate rehab

This mobile home requires extensive repairs and maintenance, including a new roof, exterior siding, and foundation. It also needs fresh paint and landscaping to improve its appearance and increase its value.

Repairs flagged

• Major roof — The independent satellite image shows a dilapidated roof with visible damage.
• Major exterior siding — The independent satellite image shows a dilapidated structure with visible damage to the siding.
• Major foundation — The independent satellite image shows a dilapidated structure with visible damage to the foundation.

Value-add opportunities

• Resale repair and replace roof — A new roof would significantly improve the home's appearance and increase its value.
• Resale repair and replace exterior siding — A new exterior siding would improve the home's appearance and increase its value.
• Resale repair and replace foundation — A new foundation would improve the home's structural integrity and increase its value.
• Resale paint interior walls — Fresh paint would improve the home's appearance and increase its value.
• Resale landscaping — A well-maintained landscape would improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent satellite image shows a dilapidated roof with visible damage.	Major	$15,000–50,000
exterior siding · The independent satellite image shows a dilapidated structure with visible damage to the siding.	Major	$15,000–50,000
foundation · The independent satellite image shows a dilapidated structure with visible damage to the foundation.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale repair and replace roof — A new roof would significantly improve the home's appearance and increase its value. ↑
• Resale repair and replace exterior siding — A new exterior siding would improve the home's appearance and increase its value. ↑
• Resale repair and replace foundation — A new foundation would improve the home's structural integrity and increase its value. ↑
• Resale paint interior walls — Fresh paint would improve the home's appearance and increase its value. ↑
• Resale landscaping — A well-maintained landscape would improve the home's curb appeal and increase its value. ↑

ⓘ 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: Fort Elliott CISD
• NCES district ID: 4811400
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 70% ▲ 15.00%
• Median HH income: $63,993
• Composite: 55.96/100
• National rank: #2574
• State rank: #90 of 1141 in TX

Livability — Mobeetie

• Score: 60/100
• State rank: #1100
• US rank: #19473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 282

Population outlook (Wheeler County) Hauer SSP2

• Today (2025): 6,212 people
• By 2030: 6,519 · +4.9%
• By 2040: 7,210 · +16.1%
• By 2050: 7,953 · +28.0%
• By 2075: 9,663 · +55.6%
• By 2100: 10,059 · +61.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Hispanic / Latino 44% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Portuguese 1%
• Foreign-born: 19% · Canada
• Languages at home: 57% English-only · Spanish 42% Tagalog/Filipino 1%

Political lean MEDSL · Wheeler

• 2024 margin: Solid R (+84.7) · D 7.4% · R 92.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -71.4pp · 2024: -84.7pp
• All cycles: 2024: R+84.7 2020: R+85.2 2016: R+82.1 2012: R+77.3 2008: R+71.4

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

-3.4% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $140,000 PBOR
• 2026-05-01 Price Changed $142,000 PBOR
• 2026-04-26 Price Changed $143,000 PBOR
• 2026-04-18 Price Changed $144,000 PBOR
• 2026-04-14 Listed $145,000 PBOR