101 County Road 120c · Riesel, TX 76682

$39,900

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 12 Days on market

Built 1987 7,492 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Don’t miss this affordable country property with immediate potential and strong upside. Perfect for investors, flippers, or buyers looking for a fixer-upper project, this property is being sold as-is and priced to move. Located near Riesel, the land offers excellent recreational appeal with abundant local wildlife including deer, dove, and wild hogs. The surrounding rural setting provides opportunities for hunting, fishing, and outdoor enjoyment with nearby creeks, stock tanks, and open countryside. The home is a true fixer-upper and ready for renovation, offering a blank slate for customization or full transformation. Peaceful meadow views from the living room provide a strong founda

Key facts

• Outdoor enjoyment
• Meadow views
• Recreational appeal

Tags

• RECREATIONAL APPEAL
• LOCAL WILDLIFE
• HUNTING OPPORTUNITIES
• FISHING OPPORTUNITIES
• OUTDOOR ENJOYMENT
• MEADOW VIEWS

Property features AI

Finance

• Other: Property subtype: Mobile Home; Subdivision: Ludwig Perry; County: Falls
• Financial info: Listing terms: cash; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached carport with 1 covered space (1 carport space)
• Utilities: Septic system; No municipal utility district
• Home design: Residential mobile home; Attached property; Built in 1987; One story
• Construction: Vinyl siding; Metal roof; Slab foundation
• Exterior features: Barbed wire fencing; Covered patio/porch with awning(s); Wooded vegetation; Many trees on lot; No easements reported; Satellite dish installed

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms (all on the main level) — primary bedroom ~10 x 11; two additional bedrooms ~9 x 8 each
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fans; Wall AC unit(s); Space heater for heating
• Interior features: Cable TV available; Paneling; Room count of 4; One living area; One dining area; One-level home
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

Location & tenants

• Location reads 71/100 on livability (#324 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Marlin ISD (town): math 21% / reading 22% proficiency, ranked #779 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marlin El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 474 students, 99% FRL) — zoned schools average 99% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 4 units permitted in Falls County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $2k appreciation (3.8% local appreciation)).
• Falls County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 3.02% ✓
• Cap rate: 26.00%
• Cash-on-cash: 70.39%
• DSCR: 4.13
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.8%
• Equity multiple: 5.33×
• Total profit: $48,378
• Equity at exit: $19,857

10-year hold

• IRR: 74.7%
• Equity multiple: 10.99×
• Total profit: $111,622
• Equity at exit: $32,185

Cash invested: $11,172 (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 76682

• Home prices YoY: 1.9%
• Active inventory: 52
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $655

Break-even live

Break-even rent $373

Max offer price $39,900

Occupancy floor 41%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   status $39,900 Pending 12 DOM
2. 2026-06-02
   days on market $39,900 Active 12 DOM
3. 2026-06-01
   days on market $39,900 Active 11 DOM
4. 2026-05-31
   days on market $39,900 Active 10 DOM
5. 2026-05-30
   days on market $39,900 Active 9 DOM
6. 2026-05-14
   listed $39,900 Active
7. 2009-02-23
   soldstatus

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $14,436
• − Mortgage interest: −$2,235
• − Property taxes: −$830
• − Insurance: −$200
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$1,161
• Taxable income: $7,701
• Est. tax owed @ 24.0%: −$1,848
• After-tax cash flow: $6,016/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: Marlin ISD
• NCES district ID: 4829130
• Math proficiency: 21% ▲ 2.00%
• Reading proficiency: 22% ▲ 6.00%
• Median HH income: $29,255
• Composite: 17.18/100
• National rank: #9106
• State rank: #779 of 826 in TX

Livability — Riesel

• Score: 71/100
• State rank: #324
• US rank: #7151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,559

Population outlook (Falls County) Hauer SSP2

• Today (2025): 15,782 people
• By 2030: 15,209 · -3.6%
• By 2040: 14,276 · -9.5%
• By 2050: 13,645 · -13.5%
• By 2075: 13,724 · -13.0%
• By 2100: 13,005 · -17.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 10% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Falls

• 2024 margin: Solid R (+44.7) · D 27.3% · R 72.0%
• 2008→2024 swing: -25.0pp toward R · 2008: -19.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+37.1 2016: R+33.6 2012: R+24.4 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.84%
• Current HPI: 206.1258
• 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

2 events — show timeline

• 2026-05-14 Listed $39,900 NTREIS
• 2009-02-23 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $830 · +2.1% YoY. Source: county tax records.