7714 Whartons Dock Rd · Lake Medina Shores, TX 78003

$87,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 40 Days on market

Manufactured home Built 1989 Fair condition 0.59 ac lot $78/sqft · 38% below area Est $140k · 38% under $8/mo HOA · 1% of rent

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.1/10.0
• Schools +3.8/10.0
• Livability +2.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.6

Listing remarks

Beautiful oak covered corner lot. This is a 3/2 on a half acre corner lot with septic, water and electric in place along with a fenced backyard. What a deal. .. RV hook-up & plenty of room to park RV or boat. Great community pool & playground within walking distance. Access to Medina Lake & boat ramp thru HOA. What a great opportunity!

Key facts

• Community pool
• Fenced backyard
• Rv hook-up

Tags

• OAK COVERED CORNER LOT
• FENCED BACKYARD
• RV HOOK-UP
• COMMUNITY POOL
• ACCESS TO MEDINA LAKE
• BOAT RAMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.5% in Lake Medina Shores — 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 56/100 on livability (#1,318 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Bandera ISD (rural): math 30% / reading 41% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hill Country El (math 47% / reading 46%, grade D-, #1,080 of 4,322 statewide, top 25%, 483 students, 62% FRL); Bandera Middle (math 26% / reading 40%, grade F, #930 of 1,662 statewide, top 57%, 555 students, 56% FRL); Bandera H S (math 22% / reading 46%, grade F, #1,002 of 1,632 statewide, top 62%, 713 students, 48% FRL).
• Market conditions: 735 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 148d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Bandera County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $84,390 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (median comp): $140,000
• List price: $87,000
• Delta: -37.86%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Tejas Trl	1.02mi	3/2.0	1,088 (-3%)	7mo	$150,000	$138	54
1316 Lakeshore Dr	0.71mi	3/2.0	1,152 (+3%)	11mo	$300,000	$260	53
352 Longhorn	0.65mi	3/2.0	1,215 (+8%)	6mo	$259,000	$213	51
380 Brushy Crk	0.84mi	3/2.0	1,040 (-7%)	10mo	$135,000	$130	45
553 Matt Dillon Dr	0.36mi	2/1.0 (-1)	900 (-20%)	7mo	$149,000	$166	43
422 Brushy Crk	0.81mi	2/1.5 (-1)	990 (-12%)	0mo	$158,000	$160	38
545 S Lakeshore	0.97mi	3/2.0	1,260 (+12%)	8mo	$100,000	$79	38
701 Lakeshore Ln	0.63mi	2/2.0 (-1)	1,216 (+9%)	17mo	$99,000	$81	37
155 Cedar Hill Dr	0.83mi	3/2.0	1,216 (+9%)	18mo	$114,900	$94	36
1040 LAKESHORE Lakeshore	0.79mi	3/2.0	891 (-20%)	13mo	$110,000	$123	29
5943 Whartons Dock Rd	1.27mi	3/2.0	1,300 (+16%)	18mo	$190,000	$146	25
660 Skyline Dr	0.82mi	2/2.0 (-1)	840 (-25%)	15mo	$205,000	$244	23

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $432
• Equity at exit: $12,972

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $19,008
• Equity at exit: $7,522

Cash invested: $24,360 (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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $105,000 ($100/sqft)
• Median days on market: 150 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +25.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78003

• Home prices YoY: -14.3%
• Active inventory: 735
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $963 high
• Mortgage (P&I): −$456
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$36
• HOA: −$8
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $229

Break-even live

Break-even rent $674

Max offer price $87,000

Occupancy floor 71%

Sensitivity live

Price	-10% $278	-5% $253	+0% $229	+5% $204	+10% $179
Rent	-10% $152	-5% $191	+0% $229	+5% $267	+10% $305
Rate	-1.0pp $272	-0.5pp $251	base $229	+0.5pp $206	+1.0pp $183

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: $21,750
• Closing costs: $2,610
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Vint Bonner Dr Unit 149V Bandera, TX	3.0	2.0	1250	$1,150	$0.92	165d	1	0.08mi
535 Oak Lawn Dr Unit 4 Bandera, TX	2.0	1.0	800	$1,175	$1.47	165d	1	0.60mi
551 Oak Lawn Dr Unit 2 Bandera, TX	3.0	2.0	1200	$1,150	$0.96	120d	1	0.61mi
174 Lakeshore Ln Bandera, TX	2.0	1.0	1008	$1,200	$1.19	0d	1	0.66mi
1110 Grandview Cir Bandera, TX	2.0	2.0	1125	$1,750	$1.56	184d	1	0.81mi
251 Brushy Creek Trl Bandera, TX	3.0	2.0	1200	$1,300	$1.08	64d	1	0.90mi
241 Brushy Creek Trl Bandera, TX	3.0	2.0	1200	$1,495	$1.25	148d	1	0.91mi
241 Brushy Creek Trl Bandera, TX	3.0	2.0	1200	$1,395	$1.16	0d	1	0.91mi
241 Brushy Creek Trl Bandera, TX	3.0	2.0	1200	$1,300	$1.08	38d	1	0.91mi
161 Water St Unit A Pipe Creek, TX	3.0	2.0	1120	$1,200	$1.07	184d	1	1.13mi
161 Water St Unit B Pipe Creek, TX	2.0	1.0	900	$1,000	$1.11	184d	1	1.13mi
146 Cedar St Pipe Creek, TX	2.0	1.5	1092	$1,695	$1.55	148d	1	1.32mi

Property features AI

Finance

• Other: Subdivision: LAKE MEDINA SHORES
• Financial info: Down payment resources not indicated
• HOA & community: Mandatory HOAHOA fee $100 annuallyAssociation transfer fee $75

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Water supplied by Water SystemSeptic sewerElectricity from BanderaPrivate garbage service
• Home design: Pre-owned homeBuilt by Palm HarborMetal roof
• Construction: Aluminum exteriorApproximately 37 years old
• Exterior features: Partial fenceMature treesCorner lotPaved streetWaterfront access (community)Community poolPark/playground (community)

Interior

• Kitchen: Stove/RangeRefrigerator
• Bedrooms: Master bedroom with ceiling fan and full bath (13 x 13)Bedroom 2 (10 x 10)Bedroom 3 (10 x 10)
• Flooring: Ceramic tileVinylLaminate
• Bathrooms: 2 full bathroomsMaster bath with tub/shower combination, garden tub and double vanity (13 x 6)
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansWasher and dryer connectionsStove/RangeRefrigeratorElectric water heaterLiving/Dining room combinationUtility room insideGround level / no stepsOpen floor planCable TV availableHigh speed internetOne living area
• Laundry & utility: Washer connectionDryer connectionUtility room insideElectric water heater

HOA detail $8/mo · $96/yr

• Likely covers: waterelectricpool

Listing history 50 events

1. 2026-11-08
   days on market $87,000 Active 40 DOM
2. 2026-11-07
   days on market $87,000 Active 39 DOM
3. 2026-11-06
   days on market $87,000 Active 38 DOM
4. 2026-11-05
   days on market $87,000 Active 37 DOM
5. 2026-11-04
   days on market $87,000 Active 36 DOM
6. 2026-11-02
   days on market $87,000 Active 34 DOM
7. 2026-11-01
   days on market $87,000 Active 33 DOM
8. 2026-10-31
   days on market $87,000 Active 32 DOM
9. 2026-10-30
   days on market $87,000 Active 31 DOM
10. 2026-10-29
    days on market $87,000 Active 30 DOM
11. 2026-10-28
    days on market $87,000 Active 29 DOM
12. 2026-10-27
    days on market $87,000 Active 28 DOM
13. 2026-10-26
    days on market $87,000 Active 27 DOM
14. 2026-10-26
    days on market $87,000 Active 26 DOM
15. 2026-10-24
    days on market $87,000 Active 25 DOM
16. 2026-10-23
    days on market $87,000 Active 24 DOM
17. 2026-10-22
    days on market $87,000 Active 23 DOM
18. 2026-10-21
    days on market $87,000 Active 22 DOM
19. 2026-10-20
    days on market $87,000 Active 21 DOM
20. 2026-10-19
    days on market $87,000 Active 20 DOM
21. 2026-10-18
    days on market $87,000 Active 19 DOM
22. 2026-10-17
    days on market $87,000 Active 18 DOM
23. 2026-10-16
    days on market $87,000 Active 17 DOM
24. 2026-10-15
    days on market $87,000 Active 16 DOM
25. 2026-10-14
    days on market $87,000 Active 15 DOM
26. 2026-10-13
    days on market $87,000 Active 14 DOM
27. 2026-10-12
    days on market $87,000 Active 13 DOM
28. 2026-10-11
    days on market $87,000 Active 12 DOM
29. 2026-10-10
    statusdays on market $87,000 Active 11 DOM
30. 2026-10-09
    days on market $87,000 New 10 DOM
31. 2026-10-08
    days on market $87,000 New 9 DOM
32. 2026-10-07
    days on market $87,000 New 8 DOM
33. 2026-10-06
    days on market $87,000 New 7 DOM
34. 2026-10-05
    days on market $87,000 New 6 DOM
35. 2026-10-04
    days on market $87,000 New 5 DOM
36. 2026-10-03
    days on market $87,000 New 4 DOM
37. 2026-10-02
    days on market $87,000 New 3 DOM
38. 2026-10-01
    days on market $87,000 New 2 DOM
39. 2026-09-29
    pricestatusdays on marketlisting id $87,000 New 1 DOM
40. 2026-07-31
    days on market $87,500 Active 363 DOM
41. 2026-07-30
    days on market $87,500 Active 361 DOM
42. 2026-07-28
    days on market $87,500 Active 360 DOM
43. 2026-07-26
    days on market $87,500 Active 358 DOM
44. 2026-07-24
    days on market $87,500 Active 356 DOM
45. 2026-07-23
    days on market $87,500 Active 355 DOM
46. 2026-07-22
    days on market $87,500 Active 354 DOM
47. 2026-07-20
    days on market $87,500 Active 352 DOM
48. 2026-07-18
    days on market $87,500 Active 350 DOM
49. 2026-07-18
    days on market $87,500 Active 349 DOM
50. 2026-07-16
    days on market $87,500 Active 348 DOM

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: +$1,210/yr (+$101/mo · 316.5%)

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

Taxation est. · year 1

• Rental income: $11,558
• − Mortgage interest: −$4,873
• − Property taxes: −$382
• − Insurance: −$435
• − Repairs & maintenance: −$925
• − Management: −$925
• − HOA: −$96
• − Depreciation: −$2,531
• Taxable income: $1,391
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,409/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $28,000–$50,400 screening

This manufactured home requires significant exterior repairs and maintenance, including painting and repainting the exterior siding and roof, as well as landscaping and yard maintenance. The home has potential for increased value with these updates.

Repairs flagged

• Major Exterior siding — The exterior siding appears weathered and faded, with visible discoloration and peeling paint.
• Major Roof — The roof appears to be in fair condition, but the independent satellite image shows a potential issue with the roofline, which may need further inspection.
• Major Landscaping — The landscaping appears to be in poor condition, with overgrown grass and weeds.

Value-add opportunities

• Both Painting and repainting the exterior siding and roof — Painting and repainting the exterior siding and roof will improve the curb appeal and increase the home's value for both resale and rental. ↑
• Both Landscaping and yard maintenance — Landscaping and yard maintenance will improve the curb appeal and increase the home's value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Hill Country El D- TX #1,080/4,322 Nat'l #15,452/41,679 Middle Bandera Middle F TX #930/1,662 Nat'l #8,059/14,009 High Bandera H S F TX #1,002/1,632 Nat'l #10,121/17,239

Schools (NCES district)

• District: Bandera ISD
• NCES district ID: 4809360
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $48,771
• Composite: 30.61/100
• National rank: #6194
• State rank: #500 of 826 in TX

D Composite livability gradescore 56/100

Livability — Lake Medina Shores

• Score: 56/100
• State rank: #1318
• US rank: #22715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Medina Shores, TX
• County: Bandera · 22,614 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 9,594
• Household income: $54,500
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 7% of renters

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Population outlook (Bandera County) Hauer SSP2

• Today (2025): 22,614 people
• By 2030: 23,102 · +2.2%
• By 2040: 23,489 · +3.9%
• By 2050: 23,264 · +2.9%
• By 2075: 23,607 · +4.4%
• By 2100: 22,265 · -1.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 15% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Languages at home: 85% English-only · Spanish 14% German/W. Germanic 1%

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Political lean MEDSL · Bandera

• 2024 margin: Solid R (+61.9) · D 18.6% · R 80.5%
• 2008→2024 swing: -11.5pp toward R · 2008: -50.4pp · 2024: -61.9pp
• All cycles: 2024: R+61.9 2020: R+59.4 2016: R+63.0 2012: R+59.0 2008: R+50.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.80%
• Current HPI: 215.0687
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Subdivision: LAKE MEDINA SHORES
• Financial info: Down payment resources not indicated
• HOA & community: Mandatory HOAHOA fee $100 annuallyAssociation transfer fee $75

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Water supplied by Water SystemSeptic sewerElectricity from BanderaPrivate garbage service
• Home design: Pre-owned homeBuilt by Palm HarborMetal roof
• Construction: Aluminum exteriorApproximately 37 years old
• Exterior features: Partial fenceMature treesCorner lotPaved streetWaterfront access (community)Community poolPark/playground (community)

Interior

• Kitchen: Stove/RangeRefrigerator
• Bedrooms: Master bedroom with ceiling fan and full bath (13 x 13)Bedroom 2 (10 x 10)Bedroom 3 (10 x 10)
• Flooring: Ceramic tileVinylLaminate
• Bathrooms: 2 full bathroomsMaster bath with tub/shower combination, garden tub and double vanity (13 x 6)
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Ceiling fansWasher and dryer connectionsStove/RangeRefrigeratorElectric water heaterLiving/Dining room combinationUtility room insideGround level / no stepsOpen floor planCable TV availableHigh speed internetOne living area
• Laundry & utility: Washer connectionDryer connectionUtility room insideElectric water heater

Price history

+59.6% since first listed

17 events — show timeline

• 2026-09-29 Listed $87,000 LERA
• 2026-08-02 Listing Removed — LERA
• 2026-03-05 Price Changed $87,500 LERA
• 2025-09-10 Price Changed $91,999 LERA
• 2025-09-10 Price Changed $92,000 LERA
• 2025-09-03 Contingent — LERA
• 2025-08-02 Listed $97,000 LERA
• 2021-12-01 Listing Removed — LERA
• 2021-08-17 Listed $120,000 LERA
• 2015-04-21 Listing Removed — LERA
• 2015-04-02 Price Changed $40,000 LERA
• 2014-11-06 Listing Removed — LERA
• 2014-10-09 Listed $42,500 LERA
• 2012-07-06 Listing Removed — LERA
• 2012-04-16 Listed $59,500 LERA
• 2007-05-04 Sold (MLS) — LERA
• 2006-10-31 Listed $54,500 LERA

Property tax history

+10.5%/yr

Latest (2026): $382 · +1.8% YoY. Source: county tax records.