3218 Lcr 252 · Lake Colorado City, TX 79512

$120,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 23 Days on market

Built 1980 Fair condition 0.48 ac lot

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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 +19.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Looking for space, functionality and opportunity in West Texas? This one features a 1120 sqft 3 bedroom 2 bathroom mobile home, industrial shop, commercial size carport, and TWO additional lots across the street complete with electricity, water well and water faucet heads already installed. Perfect for anyone needing workspace and additional land to work and grow. Properties with this much versatility don't come around too often-Come see for yourself! Shop gives 1,020 sqft of working or additional storage space. Carport 576 sqft of covered parking.

Key facts

• Water well
• Covered parking
• Additional lots

Tags

• COMMERCIAL SIZE CARPORT
• ADDITIONAL LOTS
• WATER WELL
• WORKSPACE
• WORKING STORAGE SPACE
• COVERED PARKING

Property features AI

Exterior

• Parking: Detached garage (1 car); Carport (1 car)
• Utilities: Septic tank
• Home design: Residential mobile home; Single-family subtype
• Construction: Metal roof; Slab foundation
• Exterior features: Covered patio; Patio; Accessible entrance; Workshop

Interior

• Kitchen: Dishwasher; Microwave; Gas range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Pantry; Built-in bookcases

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#782 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Westbrook ISD (rural): math 50% / reading 45% proficiency, ranked #429 of 1,141 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $5k appreciation (4.4% local appreciation)).
• Mitchell County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.94×
• Total profit: $31,451
• Equity at exit: $63,468

10-year hold

• IRR: 16.1%
• Equity multiple: 3.69×
• Total profit: $90,354
• Equity at exit: $105,958

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 79512

• Home prices YoY: 4.6%
• Active inventory: 86
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $126

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $209	-5% $168	+0% $126	+5% $85	+10% $43
Rent	-10% $31	-5% $78	+0% $126	+5% $174	+10% $222
Rate	-1.0pp $187	-0.5pp $157	base $126	+0.5pp $95	+1.0pp $63

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 17 events

1. 2026-06-21
   days on market $120,000 Active 23 DOM
2. 2026-06-18
   days on market $120,000 Active 21 DOM
3. 2026-06-17
   days on market $120,000 Active 20 DOM
4. 2026-06-16
   days on market $120,000 Active 19 DOM
5. 2026-06-15
   days on market $120,000 Active 18 DOM
6. 2026-06-15
   days on market $120,000 Active 17 DOM
7. 2026-06-13
   days on market $120,000 Active 16 DOM
8. 2026-06-12
   days on market $120,000 Active 15 DOM
9. 2026-06-09
   days on market $120,000 Active 12 DOM
10. 2026-06-08
    days on market $120,000 Active 11 DOM
11. 2026-06-08
    days on market $120,000 Active 10 DOM
12. 2026-06-05
    days on market $120,000 Active 8 DOM
13. 2026-06-03
    days on market $120,000 Active 6 DOM
14. 2026-06-02
    days on market $120,000 Active 5 DOM
15. 2026-06-01
    days on market $120,000 Active 4 DOM
16. 2026-05-31
    days on market $120,000 Active 3 DOM
17. 2026-05-26
    listed $120,000 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: $14,514
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,491
• Taxable loss: −$421
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,615/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 significant exterior and interior repairs, including painting, roof replacement, and landscaping. It has moderate potential for value increase with these improvements.

Repairs flagged

• Major roof — Significant weathering and rust
• Major exterior siding — Worn and peeling
• Major exterior fencing — Missing or damaged
• Major exterior landscaping — No visible landscaping
• Major flooring — Concrete slab with visible cracks

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Paint interior walls and trim — Improves interior appearance and value
• Both Landscaping and shrubbery — Enhances curb appeal and value
• Both Replace worn carpet — Improves interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant weathering and rust	Major	$15,000–50,000
exterior siding · Worn and peeling	Major	$15,000–50,000
exterior fencing · Missing or damaged	Major	$15,000–50,000
exterior landscaping · No visible landscaping	Major	$15,000–50,000
flooring · Concrete slab with visible cracks	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Paint interior walls and trim — Improves interior appearance and value ↑
• Both Landscaping and shrubbery — Enhances curb appeal and value ↑
• Both Replace worn carpet — Improves interior appearance and 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: Westbrook ISD
• NCES district ID: 4845210
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $51,806
• Composite: 43.02/100
• National rank: #6658
• State rank: #429 of 1141 in TX

Livability — Lake Colorado City

• Score: 64/100
• State rank: #782
• US rank: #14249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Colorado City, TX
• City population: 7,672
• Population (ZIP): 7,672

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 8,476 people
• By 2030: 8,723 · +2.9%
• By 2040: 9,046 · +6.7%
• By 2050: 9,200 · +8.5%
• By 2075: 8,936 · +5.4%
• By 2100: 7,978 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 37% Two or more races 20% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+71.3) · D 14.0% · R 85.3%
• 2008→2024 swing: -20.8pp toward R · 2008: -50.5pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+68.8 2016: R+65.2 2012: R+52.7 2008: R+50.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.37%
• Current HPI: 99.8822
• 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

• 2026-05-26 Listed $120,000 PBBOR