The Wrangler Plan · San Antonio, TX 77581

$134,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 829 Days on market

Excellent condition

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own your own piece of paradise with an affordable manufactured home featuring a charming front porch at Higdon Oaks! Step inside and experience the open floor plan, ideal for entertaining or fostering a sense of connection. Here's what awaits you: Affordable living: Enjoy the freedom of homeownership without breaking the bank. Inviting front porch: Relax and unwind on your own private porch swing, perfect for enjoying fresh air and connecting with neighbors. Open floor plan: The seamless flow between living room, dining area, and kitchen creates a spacious and inviting atmosphere. Large dining area: Host unforgettable gatherings and family meals in this generously sized space. Modern features: Enjoy energy-efficient appliances, stylish finishes, and comfortable living spaces. Land Leased not owned. Home owned

Key facts

• Listed 828 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: schools C-, crime F.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 319 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 829 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 829 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: 1.31% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $7,822
• Equity at exit: $20,114

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $44,804
• Equity at exit: $11,664

Cash invested: $37,772 (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 77581

• Home prices YoY: -29.1%
• Rents YoY: 2.9%
• Active inventory: 319
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $467

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 69%

Sensitivity live

Price	-10% $561	-5% $514	+0% $467	+5% $421	+10% $374
Rent	-10% $327	-5% $397	+0% $467	+5% $537	+10% $607
Rate	-1.0pp $535	-0.5pp $502	base $467	+0.5pp $432	+1.0pp $397

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10534 Green Rock Dr San Antonio, TX	3.0	2.5	1311	$1,700	$1.30	44d	1	0.28mi
10519 Green Rock Dr San Antonio, TX	4.0	2.5	1643	$1,900	$1.16	44d	1	0.29mi
10531 Green Rock Dr San Antonio, TX	3.0	2.5	1849	$1,700	$0.92	44d	1	0.30mi
5322 Freshwater Way San Antonio, TX	3.0	2.5	1529	$1,525	$1.00	24d	1	0.37mi
10332 Green Br San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	24d	1	0.37mi
5107 Moni Rock Dr San Antonio, TX	3.0	2.5	1529	$1,585	$1.04	24d	1	0.39mi
10366 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	11d	1	0.43mi
10319 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,500	$0.98	5d	1	0.43mi
10418 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	44d	1	0.47mi
10431 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	44d	1	0.51mi
10454 Clearwater Way San Antonio, TX	3.0	2.5	1239	$1,425	$1.15	11d	1	0.51mi
10447 Clearwater Way San Antonio, TX	3.0	2.5	1420	$1,500	$1.06	44d	1	0.53mi
10822 Green Brook St San Antonio, TX	3.0	2.0	1023	$1,500	$1.47	44d	1	0.55mi
10471 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	24d	1	0.56mi
10929 Presa Way San Antonio, TX	4.0	2.5	1503	$1,450	$0.96	44d	1	0.76mi
11026 Tree Line San Antonio, TX	3.0	2.5	1360	$1,299	$0.96	44d	1	0.78mi
5727 Coopers Xing San Antonio, TX	3.0	2.0	1127	$2,400	$2.13	22d	1	1.18mi
8563 Redhawk Loop San Antonio, TX	3.0	2.5	1788	$1,800	$1.01	15d	1	1.40mi

Listing history 17 events

1. 2026-06-21
   days on market $134,900 Active 829 DOM
2. 2026-06-18
   days on market $134,900 Active 826 DOM
3. 2026-06-17
   days on market $134,900 Active 825 DOM
4. 2026-06-16
   days on market $134,900 Active 824 DOM
5. 2026-06-15
   days on market $134,900 Active 823 DOM
6. 2026-06-13
   days on market $134,900 Active 821 DOM
7. 2026-06-09
   days on market $134,900 Active 817 DOM
8. 2026-06-08
   days on market $134,900 Active 816 DOM
9. 2026-06-07
   days on market $134,900 Active 815 DOM
10. 2026-06-04
    days on market $134,900 Active 812 DOM
11. 2026-06-03
    days on market $134,900 Active 811 DOM
12. 2026-06-02
    days on market $134,900 Active 810 DOM
13. 2026-06-01
    days on market $134,900 Active 809 DOM
14. 2026-05-31
    days on market $134,900 Active 808 DOM
15. 2024-08-02
    status Active 821-char remark

    Show marketing remark (821 chars)

    Own your own piece of paradise with an affordable manufactured home featuring a charming front porch at Higdon Oaks! Step inside and experience the open floor plan, ideal for entertaining or fostering a sense of connection. Here's what awaits you: Affordable living: Enjoy the freedom of homeownership without breaking the bank. Inviting front porch: Relax and unwind on your own private porch swing, perfect for enjoying fresh air and connecting with neighbors. Open floor plan: The seamless flow between living room, dining area, and kitchen creates a spacious and inviting atmosphere. Large dining area: Host unforgettable gatherings and family meals in this generously sized space. Modern features: Enjoy energy-efficient appliances, stylish finishes, and comfortable living spaces. Land Leased not owned. Home owned

16. 2024-07-23
    historical 821-char remark

    Show marketing remark (821 chars)

    Own your own piece of paradise with an affordable manufactured home featuring a charming front porch at Higdon Oaks! Step inside and experience the open floor plan, ideal for entertaining or fostering a sense of connection. Here's what awaits you: Affordable living: Enjoy the freedom of homeownership without breaking the bank. Inviting front porch: Relax and unwind on your own private porch swing, perfect for enjoying fresh air and connecting with neighbors. Open floor plan: The seamless flow between living room, dining area, and kitchen creates a spacious and inviting atmosphere. Large dining area: Host unforgettable gatherings and family meals in this generously sized space. Modern features: Enjoy energy-efficient appliances, stylish finishes, and comfortable living spaces. Land Leased not owned. Home owned

17. 2024-03-05
    listed $134,900 Active 821-char remark

    Show marketing remark (821 chars)

    Own your own piece of paradise with an affordable manufactured home featuring a charming front porch at Higdon Oaks! Step inside and experience the open floor plan, ideal for entertaining or fostering a sense of connection. Here's what awaits you: Affordable living: Enjoy the freedom of homeownership without breaking the bank. Inviting front porch: Relax and unwind on your own private porch swing, perfect for enjoying fresh air and connecting with neighbors. Open floor plan: The seamless flow between living room, dining area, and kitchen creates a spacious and inviting atmosphere. Large dining area: Host unforgettable gatherings and family meals in this generously sized space. Modern features: Enjoy energy-efficient appliances, stylish finishes, and comfortable living spaces. Land Leased not owned. Home owned

ⓘ 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: $21,259
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$3,924
• Taxable income: $3,679
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $4,725/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 · 1 photo

Excellent 95/100 None rehab

This manufactured home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Install new front porch railings — Improves safety and adds aesthetic appeal
• Both Add landscaping around the front porch — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Install new front porch railings — Improves safety and adds aesthetic appeal ↑
• Both Add landscaping around the front porch — Enhances curb appeal and can increase both resale and rental 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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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

• County: Brazoria County · 374,982 people
• City population: 142,397
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 51,332
• Household income: $111,139
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 826.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 33% Two or more races 20% Black 10% Asian 7%
• Hispanic origin (detail): Mexican 26% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 12% · Canada, Vietnam, Guatemala
• Languages at home: 77% English-only · Spanish 16% Other Indo-European 3% Vietnamese 2%

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: ▼ -100.56%
• Current HPI: 244.7942
• Rent YoY: ▲ 2.94%
• Metro: Houston-The Woodlands-Sugar Land, TX
• 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 events — show timeline

• 2024-08-02 Relisted — Zillow
• 2024-07-23 Delisted — Zillow
• 2024-03-05 Listed $134,900 Zillow