131 Global · Lake Dunlap, TX 78130

$130,000

2 bd · 2.0 ba · 952 sqft · Manufactured public records · 158 Days on market

Built 1975 7,840 sqft lot $137/sqft · 26% below area Est $177k · 26% under $15/mo HOA · 1% of rent

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.2/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarkably well maintained, this 2-bedroom, 2-bath mobile home offers comfort, privacy, and convenience. The interior features fresh paint and ceiling fans throughout. The open kitchen includes an eat-in bar and breakfast area. The split-bedroom layout provides added privacy, with a spacious primary suite featuring a large walk-in closet and a garden tub with separate shower. Step outside to an oversized covered deck conveniently attached to the carport, perfect for relaxing or entertaining. Additional highlights include a large storage building with electricity, a mostly fenced backyard, and access to neighborhood amenities such as a pool, clubhouse, park, and private boat ramp with access to the Guadalupe River.

Key facts

• Laminate flooring
• Fresh paint
• Updated carpet

Tags

• FRESH PAINT
• UPDATED CARPET
• LAMINATE FLOORING
• CEILING FANS
• NEWER DISHWASHER
• EAT-IN BAR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 1.4% in Lake Dunlap — 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 64/100 on livability (#794 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• New Braunfels ISD (urban): math 47% / reading 53% proficiency, ranked #157 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.0%/yr); 1932 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (median comp): $176,715
• List price: $130,000
• Delta: -26.44%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-7,193
• Equity at exit: $19,383

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $568
• Equity at exit: $11,240

Cash invested: $36,400 (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 78130

• Rents YoY: -2.0%
• Active inventory: 1932
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$54
• HOA: −$15
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $285

Break-even live

Break-even rent $1,102

Max offer price $130,000

Occupancy floor 76%

Sensitivity live

Price	-10% $359	-5% $322	+0% $285	+5% $248	+10% $211
Rent	-10% $169	-5% $227	+0% $285	+5% $343	+10% $401
Rate	-1.0pp $350	-0.5pp $318	base $285	+0.5pp $251	+1.0pp $217

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 E Zipp Rd New Braunfels, TX	2.0	1.0	784	$1,100	$1.40	25d	1	0.32mi
453 E Zipp Rd New Braunfels, TX	3.0	2.0	1038	$1,650	$1.59	44d	1	0.39mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: electricpool

Listing history 26 events

1. 2026-06-21
   days on market $130,000 Active 158 DOM
2. 2026-06-18
   days on market $130,000 Active 155 DOM
3. 2026-06-17
   days on market $130,000 Active 154 DOM
4. 2026-06-16
   days on market $130,000 Active 153 DOM
5. 2026-06-15
   days on market $130,000 Active 152 DOM
6. 2026-06-13
   days on market $130,000 Active 150 DOM
7. 2026-06-09
   days on market $130,000 Active 146 DOM
8. 2026-06-08
   days on market $130,000 Active 145 DOM
9. 2026-06-07
   days on market $130,000 Active 144 DOM
10. 2026-06-04
    days on market $130,000 Active 141 DOM
11. 2026-06-03
    days on market $130,000 Active 140 DOM
12. 2026-06-02
    days on market $130,000 Active 139 DOM
13. 2026-06-02
    days on market $130,000 Active 138 DOM
14. 2026-05-31
    days on market $130,000 Active 137 DOM
15. 2026-03-10
    price $130,000 723-char remark

    Show marketing remark (723 chars)

    Remarkably well maintained, this 2-bedroom, 2-bath mobile home offers comfort, privacy, and convenience. The interior features fresh paint and ceiling fans throughout. The open kitchen includes an eat-in bar and breakfast area. The split-bedroom layout provides added privacy, with a spacious primary suite featuring a large walk-in closet and a garden tub with separate shower. Step outside to an oversized covered deck conveniently attached to the carport, perfect for relaxing or entertaining. Additional highlights include a large storage building with electricity, a mostly fenced backyard, and access to neighborhood amenities such as a pool, clubhouse, park, and private boat ramp with access to the Guadalupe River.

16. 2026-01-14
    listed $150,000 New 723-char remark

    Show marketing remark (723 chars)

    Remarkably well maintained, this 2-bedroom, 2-bath mobile home offers comfort, privacy, and convenience. The interior features fresh paint and ceiling fans throughout. The open kitchen includes an eat-in bar and breakfast area. The split-bedroom layout provides added privacy, with a spacious primary suite featuring a large walk-in closet and a garden tub with separate shower. Step outside to an oversized covered deck conveniently attached to the carport, perfect for relaxing or entertaining. Additional highlights include a large storage building with electricity, a mostly fenced backyard, and access to neighborhood amenities such as a pool, clubhouse, park, and private boat ramp with access to the Guadalupe River.

17. 2025-07-23
    soldstatus
18. 2018-02-09
    soldstatus
19. 2018-02-08
    soldstatus Sold 496-char remark

    Show marketing remark (496 chars)

    Remarkably Well Maintained, this 2/2 has a lot to offer. Freshly Painted Interior, new carpet/laminate flooring, ceiling fans, and new Dishwasher. Oversized Covered Deck is attached to the Carport. Split Bedrooms give privacy. Eat-On Bar + Eat in Kitchen. Appliances to go with the home include Range, Ref, Washer & Dryer. Master w/Lg Walk-In. Master Bath has Garden Tub+Sep Shower. Lg Storage Bldg w/Electricity. 3 sides backyard Fenced. HOA w/Pool, Clubhouse, Park, Boat Ramp to Guad River.

20. 2018-02-01
    historical
21. 2018-01-31
    status Pending 496-char remark

    Show marketing remark (496 chars)

    Remarkably Well Maintained, this 2/2 has a lot to offer. Freshly Painted Interior, new carpet/laminate flooring, ceiling fans, and new Dishwasher. Oversized Covered Deck is attached to the Carport. Split Bedrooms give privacy. Eat-On Bar + Eat in Kitchen. Appliances to go with the home include Range, Ref, Washer & Dryer. Master w/Lg Walk-In. Master Bath has Garden Tub+Sep Shower. Lg Storage Bldg w/Electricity. 3 sides backyard Fenced. HOA w/Pool, Clubhouse, Park, Boat Ramp to Guad River.

22. 2018-01-25
    historical Active Option 496-char remark

    Show marketing remark (496 chars)

    Remarkably Well Maintained, this 2/2 has a lot to offer. Freshly Painted Interior, new carpet/laminate flooring, ceiling fans, and new Dishwasher. Oversized Covered Deck is attached to the Carport. Split Bedrooms give privacy. Eat-On Bar + Eat in Kitchen. Appliances to go with the home include Range, Ref, Washer & Dryer. Master w/Lg Walk-In. Master Bath has Garden Tub+Sep Shower. Lg Storage Bldg w/Electricity. 3 sides backyard Fenced. HOA w/Pool, Clubhouse, Park, Boat Ramp to Guad River.

23. 2018-01-25
    status Pending with Option

    Show marketing remark (496 chars)

    Remarkably Well Maintained, this 2/2 has a lot to offer. Freshly Painted Interior, new carpet/laminate flooring, ceiling fans, and new Dishwasher. Oversized Covered Deck is attached to the Carport. Split Bedrooms give privacy. Eat-On Bar + Eat in Kitchen. Appliances to go with the home include Range, Ref, Washer & Dryer. Master w/Lg Walk-In. Master Bath has Garden Tub+Sep Shower. Lg Storage Bldg w/Electricity. 3 sides backyard Fenced. HOA w/Pool, Clubhouse, Park, Boat Ramp to Guad River.

24. 2017-09-04
    listed $70,000 New 496-char remark

    Show marketing remark (496 chars)

    Remarkably Well Maintained, this 2/2 has a lot to offer. Freshly Painted Interior, new carpet/laminate flooring, ceiling fans, and new Dishwasher. Oversized Covered Deck is attached to the Carport. Split Bedrooms give privacy. Eat-On Bar + Eat in Kitchen. Appliances to go with the home include Range, Ref, Washer & Dryer. Master w/Lg Walk-In. Master Bath has Garden Tub+Sep Shower. Lg Storage Bldg w/Electricity. 3 sides backyard Fenced. HOA w/Pool, Clubhouse, Park, Boat Ramp to Guad River.

25. 2017-09-04
    listed $70,000 Active

    Show marketing remark (496 chars)

    Remarkably Well Maintained, this 2/2 has a lot to offer. Freshly Painted Interior, new carpet/laminate flooring, ceiling fans, and new Dishwasher. Oversized Covered Deck is attached to the Carport. Split Bedrooms give privacy. Eat-On Bar + Eat in Kitchen. Appliances to go with the home include Range, Ref, Washer & Dryer. Master w/Lg Walk-In. Master Bath has Garden Tub+Sep Shower. Lg Storage Bldg w/Electricity. 3 sides backyard Fenced. HOA w/Pool, Clubhouse, Park, Boat Ramp to Guad River.

26. 1992-06-13
    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: $1,432 · $119/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$947/yr (+$79/mo · 66.1%)

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

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 6 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,548
• − Mortgage interest: −$7,282
• − Property taxes: −$1,432
• − Insurance: −$650
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − HOA: −$180
• − Depreciation: −$3,782
• Taxable income: $1,415
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $3,081/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: New Braunfels ISD
• NCES district ID: 4832370
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,945
• Composite: 43.81/100
• National rank: #2931
• State rank: #157 of 826 in TX

Livability — Lake Dunlap

• Score: 64/100
• State rank: #794
• US rank: #14472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Dunlap, TX
• County: Comal County · 206,262 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 104,009
• Household income: $83,064
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 2912.0

Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 37% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 78% English-only · Spanish 20% German/W. Germanic 1%

Political lean MEDSL · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -190.61%
• Current HPI: 173.7128
• Rent YoY: ▼ -1.97%
• Metro: San Antonio-New Braunfels, 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

+85.7% since first listed

12 events — show timeline

• 2026-03-10 Price Changed $130,000 LERA
• 2026-01-14 Listed $150,000 LERA
• 2025-07-23 Sold (Public Records) — Public Records
• 2018-02-09 Sold (Public Records) — Public Records
• 2018-02-08 Sold (MLS) — LERA
• 2018-02-01 Listing Removed — CTXMLS
• 2018-01-31 Pending — LERA
• 2018-01-25 Contingent — LERA
• 2018-01-25 Pending — CTXMLS
• 2017-09-04 Listed $70,000 LERA
• 2017-09-04 Listed $70,000 CTXMLS
• 1992-06-13 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2026): $1,432 · +64.6% YoY. Source: county tax records.