4325 Mountain Pass · San Antonio, TX 78073

$129,500

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 125 Days on market

Built 2000 0.26 ac lot ↓ 7% since listing

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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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +6.3/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well maintained 2-bedroom, 2-bath mobile home situated on a spacious 0.26-acre fenced lot in a quiet country setting. This home has been retrofitted to the land, features a metal roof, septic system, and has been well cared for throughout. Enjoy peace and quiet, open space, and a peaceful rural atmosphere while still being within reasonable distance to city conveniences. A great opportunity for comfortable country living at an affordable price.

Key facts

• Metal roof
• Fenced lot
• Septic system

Tags

• FENCED LOT
• METAL ROOF
• SEPTIC SYSTEM
• QUIET COUNTRY SETTING

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Subdivision: Twin Valley Terrace

Exterior

• Utilities: Water: City; Sewer: Septic; Water system present
• Home design: Pre-owned property; Siding exterior; Metal roof
• Construction: Approximately 26 years old; Other type foundation (see remarks)
• Exterior features: Mature trees on the lot; Lot size approximately between 1/4 and 1/2 acre

Interior

• Kitchen: Kitchen approx. 12 x 7; Cooktop included
• Bedrooms: Master bedroom is split from other bedrooms, has a ceiling fan and a full bath; Master bedroom approx. 15 x 12; Second bedroom approx. 10 x 14
• Flooring: Linoleum flooring; Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms total; Master bath with tub/shower combination and single vanity (approx. 11 x 5)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Washer and dryer connections inside the home; Cooktop; Smoke alarm; Electric water heater; Central distribution plumbing; Carbon monoxide detector; City garbage service; Living and dining room combined; Utility room inside; Ground-level, no steps; Open floor plan; 1 living area
• Laundry & utility: Utility room approx. 6 x 6; Washer and dryer connections inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.8% in San Antonio — 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 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Somerset El (math 60% / reading 48%, grade C, #664 of 4,322 statewide, top 16%, 727 students, 86% FRL); Somerset H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 1,148 students, 86% FRL).
• Market conditions: 324 active listings in the ZIP; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($895 loan paydown + $3k appreciation (2.6% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.99×
• Total profit: $35,989
• Equity at exit: $55,342

10-year hold

• IRR: 19.5%
• Equity multiple: 3.73×
• Total profit: $99,085
• Equity at exit: $83,109

Cash invested: $36,260 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 324
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $363

Break-even live

Break-even rent $1,009

Max offer price $129,500

Occupancy floor 70%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $129,500 Active 125 DOM
2. 2026-06-17
   days on market $129,500 Active 124 DOM
3. 2026-06-16
   days on market $129,500 Active 123 DOM
4. 2026-06-15
   days on market $129,500 Active 122 DOM
5. 2026-06-15
   days on market $129,500 Active 121 DOM
6. 2026-06-13
   days on market $129,500 Active 120 DOM
7. 2026-06-12
   days on market $129,500 Active 119 DOM
8. 2026-06-09
   days on market $129,500 Active 116 DOM
9. 2026-06-08
   days on market $129,500 Active 115 DOM
10. 2026-06-08
    days on market $129,500 Active 114 DOM
11. 2026-06-07
    days on market $129,500 Active 113 DOM
12. 2026-06-03
    days on market $129,500 Active 110 DOM
13. 2026-06-02
    days on market $129,500 Active 109 DOM
14. 2026-06-01
    statusdays on market $129,500 Active 108 DOM
15. 2026-05-31
    days on market $129,500 Price Change 107 DOM
16. 2026-05-22
    price $129,500
17. 2026-02-13
    listed $139,500 New

ⓘ 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: $768 · $64/mo
• Projected year-2 tax: $2,370 · $197/mo
• Expected delta: +$1,601/yr (+$133/mo · 208.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,627
• − Mortgage interest: −$7,254
• − Property taxes: −$768
• − Insurance: −$648
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$3,767
• Taxable income: $2,369
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $3,791/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: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 of 826 in TX

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,806,925
• Population (ZIP): 9,510

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 1%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.60%
• Current HPI: 289.1266
• 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

-7.2% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $129,500 LERA
• 2026-02-13 Listed $139,500 LERA

Property tax history

-6.4%/yr

Latest (2025): $768 · -4.6% YoY. Source: county tax records.