245 Maverick · El Indio, TX 78860

$89,000

3 bd · 2.0 ba · 1,012 sqft · Manufactured public records · 13 Days on market

8,245 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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Livability +1.7/5.0

Listing remarks

Nicely Remodeled 3 bedroom 2 bath Mobile Home. Need to see to appreciate the extras, , This mobile newly remodeled and was designed with 2 kitchens and 2 dinning/living areas. Has a wall that divides the mobile home into 2 bedrooms, 1 bath with full kitchen and dining/ Living and the other side 1 bedroom 1 bathroom with Kitchen and dinning /living . Each Kitchen has refrigerator, one has a free range stove and the other kitchen has a cook top. Also New 2 2-ton Minisplits. This home is ready for New owners to move in. Very Peaceful and siren area, 2 front patios to enjoying the morning coffee. Added cement slab laundry room with/ storage room , 2 boilers , fenced , 3 car carport attached. A

Key facts

• 2 kitchens
• Fenced
• Newly remodeled

Tags

• NEWLY REMODELED
• 2 KITCHENS
• 2 DINING LIVING AREAS
• NEW MINISPLITS
• CEMENT SLAB LAUNDRY ROOM
• FENCED

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Septic; City water
• Home design: Single-family property
• Construction: Metal roof
• Exterior features: Covered patio; Dirt improvements

Interior

• Kitchen: Stove/Range; Cooktop
• Bathrooms: Two full bathrooms
• Interior features: Two living areas; Living/dining room combination; Eat-in kitchen; Laundry room; Two water heater units
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads 33/100 on livability (#1,679 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Eagle Pass ISD (town): math 15% / reading 28% proficiency, ranked #774 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rosita Valley El (math 7% / reading 16%, grade F, #4,225 of 4,322 statewide, top 98%, 454 students, 94% FRL); Memorial J H (math 12% / reading 27%, grade F, #1,445 of 1,662 statewide, top 88%, 976 students, 90% FRL); C C Winn H S (math 16% / reading 40%, grade F, #1,170 of 1,632 statewide, top 72%, 2,001 students, 86% FRL) — zoned schools average 90% FRL vs 32% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 66 units permitted in Maverick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Maverick County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

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: 1.26% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.50%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.0%
• Equity multiple: 2.30×
• Total profit: $32,518
• Equity at exit: $40,018

10-year hold

• IRR: 23.9%
• Equity multiple: 4.42×
• Total profit: $85,152
• Equity at exit: $61,673

Cash invested: $24,920 (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 78860

• Active inventory: 8
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $343

Break-even live

Break-even rent $688

Max offer price $89,000

Occupancy floor 64%

Sensitivity live

Price	-10% $393	-5% $368	+0% $343	+5% $317	+10% $292
Rent	-10% $254	-5% $298	+0% $343	+5% $387	+10% $431
Rate	-1.0pp $387	-0.5pp $365	base $343	+0.5pp $320	+1.0pp $296

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $89,000 Active 13 DOM
2. 2026-06-19
   days on market $89,000 Active 11 DOM
3. 2026-06-18
   days on market $89,000 Active 10 DOM
4. 2026-06-17
   days on market $89,000 Active 9 DOM
5. 2026-06-16
   days on market $89,000 Active 8 DOM
6. 2026-06-15
   days on market $89,000 Active 7 DOM
7. 2026-06-14
   days on market $89,000 Active 5 DOM
8. 2026-06-13
   days on market $89,000 Active 4 DOM
9. 2026-06-10
   days on market $89,000 Active 2 DOM
10. 2026-06-09
    days on marketlisting id $89,000 Active 1 DOM
11. 2026-06-08
    days on market $89,000 Active 580 DOM
12. 2026-06-07
    days on market $89,000 Active 579 DOM
13. 2026-06-05
    days on market $89,000 Active 576 DOM
14. 2026-06-02
    days on market $89,000 Active 574 DOM
15. 2026-06-01
    days on market $89,000 Active 573 DOM
16. 2026-05-31
    days on market $89,000 Active 572 DOM
17. 2026-05-30
    days on market $89,000 Active 571 DOM
18. 2026-04-16
    price $89,000 993-char remark
19. 2026-01-31
    price $89,900 993-char remark
20. 2025-09-11
    price $99,900 993-char remark
21. 2025-06-06
    price $105,000 993-char remark
22. 2024-11-04
    listed $110,000 Active 993-char remark

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$1,153/yr (+$96/mo · 242.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥111°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,460
• − Mortgage interest: −$4,985
• − Property taxes: −$476
• − Insurance: −$445
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$2,589
• Taxable income: $2,811
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,437/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: Eagle Pass ISD
• NCES district ID: 4817730
• Math proficiency: 15% ▼ -41.00%
• Reading proficiency: 28% ▼ -18.00%
• Median HH income: $32,967
• Composite: 17.48/100
• National rank: #9057
• State rank: #774 of 826 in TX

Livability — El Indio

• Score: 33/100
• State rank: #1679
• US rank: #27811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Indio, TX

Population outlook (Maverick County) Hauer SSP2

• Today (2025): 62,919 people
• By 2030: 65,440 · +4.0%
• By 2040: 70,229 · +11.6%
• By 2050: 74,218 · +18.0%
• By 2075: 80,765 · +28.4%
• By 2100: 76,268 · +21.2%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2024-11-04 Listed $89,000 LERA

Property tax history

+29.5%/yr

Latest (2025): $476 · +8.6% YoY. Source: county tax records.