247 Pr 4550 · Hondo, TX 78861

$249,000

4 bd · 2.5 ba · 2,062 sqft · Manufactured · 27 Days on market

Built 2001 Good condition 4.63 ac lot $121/sqft · 15% above area Est $217k · 15% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you have been looking for a place where you can create your own vision, this is it. Tucked away in a peaceful area surrounded by large, quiet ranches, this property offers the ultimate retreat from the noise of everyday life. With no neighbors for miles, the only thing you'll hear is the wind in the trees and the local wildlife. The property features a comfortable 4-bedroom, 2.5-bath home that is ready for your personal touch. At its center, a warm, inviting fireplace provides the perfect spot to gather during cooler evenings. Outside, the expansive front porch is the highlight of the home—it's the perfect place to sit back, watch the deer, and take in the panoramic views that stretch for miles. At night, you'll enjoy a clear, dark sky filled with more stars than you thought possible. This acreage is set up for those who love the outdoors. With a large garage and workshop space, there is plenty of room for your tools, projects, or recreational equipment. You'll also find a pre-existing chicken coop, making it easy to jump right into a hobby farm or homesteading lifestyle. Original home located on the land awaiting a new purpose. Bring your vision and make this retreat your own.

Key facts

• Workshop space
• Large garage
• Large quiet ranches

Tags

• LARGE QUIET RANCHES
• EXPANSIVE FRONT PORCH
• PANORAMIC VIEWS
• LARGE GARAGE
• WORKSHOP SPACE
• PRE-EXISTING CHICKEN COOP

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $249k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.8% in Hondo — 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 63/100 on livability (#872 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,265 (1.5% below list)

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 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?
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: 1.14% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $217,436
• List price: $249,000
• Delta: 14.52%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 County Road 4511	0.32mi	3/2.0 (-1)	2,096 (+2%)	23mo	$238,500	$114	56

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-6,504
• Equity at exit: $37,127

10-year hold

• IRR: 7.2%
• Equity multiple: 1.55×
• Total profit: $38,036
• Equity at exit: $21,529

Cash invested: $69,720 (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 78861

• Home prices YoY: -22.7%
• Active inventory: 114
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $531

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 76%

Sensitivity live

Price	-10% $703	-5% $617	+0% $531	+5% $445	+10% $359
Rent	-10% $306	-5% $418	+0% $531	+5% $643	+10% $756
Rate	-1.0pp $656	-0.5pp $594	base $531	+0.5pp $466	+1.0pp $401

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 County Road 4643 Hondo, TX	4.0	3.0	3000	$2,850	$0.95	44d	1	1.19mi

Listing history 6 events

1. 2026-06-02
   remarks 693-char remark
2. 2026-06-02
   days on marketlisting id $249,000 Pending 27 DOM
3. 2026-05-07
   status Pending
4. 2026-05-06
   status Pending 1205-char remark

   Show marketing remark (1205 chars)

   If you have been looking for a place where you can create your own vision, this is it. Tucked away in a peaceful area surrounded by large, quiet ranches, this property offers the ultimate retreat from the noise of everyday life. With no neighbors for miles, the only thing you'll hear is the wind in the trees and the local wildlife. The property features a comfortable 4-bedroom, 2.5-bath home that is ready for your personal touch. At its center, a warm, inviting fireplace provides the perfect spot to gather during cooler evenings. Outside, the expansive front porch is the highlight of the home—it's the perfect place to sit back, watch the deer, and take in the panoramic views that stretch for miles. At night, you'll enjoy a clear, dark sky filled with more stars than you thought possible. This acreage is set up for those who love the outdoors. With a large garage and workshop space, there is plenty of room for your tools, projects, or recreational equipment. You'll also find a pre-existing chicken coop, making it easy to jump right into a hobby farm or homesteading lifestyle. Original home located on the land awaiting a new purpose. Bring your vision and make this retreat your own.

5. 2026-04-09
   listed $249,000 Active 1205-char remark

   Show marketing remark (1205 chars)

   If you have been looking for a place where you can create your own vision, this is it. Tucked away in a peaceful area surrounded by large, quiet ranches, this property offers the ultimate retreat from the noise of everyday life. With no neighbors for miles, the only thing you'll hear is the wind in the trees and the local wildlife. The property features a comfortable 4-bedroom, 2.5-bath home that is ready for your personal touch. At its center, a warm, inviting fireplace provides the perfect spot to gather during cooler evenings. Outside, the expansive front porch is the highlight of the home—it's the perfect place to sit back, watch the deer, and take in the panoramic views that stretch for miles. At night, you'll enjoy a clear, dark sky filled with more stars than you thought possible. This acreage is set up for those who love the outdoors. With a large garage and workshop space, there is plenty of room for your tools, projects, or recreational equipment. You'll also find a pre-existing chicken coop, making it easy to jump right into a hobby farm or homesteading lifestyle. Original home located on the land awaiting a new purpose. Bring your vision and make this retreat your own.

6. 2026-04-09
   listed $249,000 New

   Show marketing remark (1205 chars)

   If you have been looking for a place where you can create your own vision, this is it. Tucked away in a peaceful area surrounded by large, quiet ranches, this property offers the ultimate retreat from the noise of everyday life. With no neighbors for miles, the only thing you'll hear is the wind in the trees and the local wildlife. The property features a comfortable 4-bedroom, 2.5-bath home that is ready for your personal touch. At its center, a warm, inviting fireplace provides the perfect spot to gather during cooler evenings. Outside, the expansive front porch is the highlight of the home—it's the perfect place to sit back, watch the deer, and take in the panoramic views that stretch for miles. At night, you'll enjoy a clear, dark sky filled with more stars than you thought possible. This acreage is set up for those who love the outdoors. With a large garage and workshop space, there is plenty of room for your tools, projects, or recreational equipment. You'll also find a pre-existing chicken coop, making it easy to jump right into a hobby farm or homesteading lifestyle. Original home located on the land awaiting a new purpose. Bring your vision and make this retreat your own.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $34,200
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$7,244
• Taxable income: $2,556
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $5,755/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

Good 75/100 Cosmetic rehab

This home is in good condition with cosmetic updates, ready for a new owner to make it their own. It offers a peaceful retreat with ample space and modern amenities.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and can add value
• Resale Landscaping improvements — Improves curb appeal and enhances property value
• Both Update outdoor lighting — Enhances safety and curb appeal
• Both Install smart home features — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and can add value ↑
• Resale Landscaping improvements — Improves curb appeal and enhances property value ↑
• Both Update outdoor lighting — Enhances safety and curb appeal ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

ⓘ 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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 of 826 in TX

Livability — Hondo

• Score: 63/100
• State rank: #872
• US rank: #15726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,715

Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 49% White 41% Two or more races 19% Black 4%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 76% English-only · Spanish 23%

Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.41%
• Current HPI: 209.0645
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-07 Pending — LERA
• 2026-05-06 Pending — KVMLS
• 2026-04-09 Listed $249,000 KVMLS
• 2026-04-09 Listed $249,000 LERA